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HomeMy WebLinkAboutItem 6.1 Heritage Park Project attch 1-7or nU,�� 19 82 STAFF REPORT CITY CLERK CITY COUNCIL File #400 - 20/410- 30/600 -60 DATE: July 15, 2014 TO: Honorable Mayor and City Councilmembers FROM: Christopher L. Foss, City Manager " SUBJECT: Heritage Park General Plan /Dublin Village Historic Area Specific Plan Amendments, Planned Development rezoning with a related Stage 1 and Stage 2 Development Plan, Site Development Review, Parcel Map 10259, Vesting Tentative Subdivision Map -Tract 8160, Environmental Impact Report, and Development Agreement for a 6.6 -Acre Site Prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The Applicant requests approval for the demolition of a 110,000 square foot office complex and reparcelization of a 6.6 -acre site for the development of 54 small -lot, single - family detached homes and a 14,000 square foot, two -story office building. The Project Site is currently designated Retail /Office under the General Plan /Dublin Village Historic Area Specific Plan and zoned Planned Development. Approximately 5.94 acres would be re- designated as Medium Density Residential, and .61 acres would be reserved for the office building. The Site Development Review addresses both the proposed office building and residential component, and Vesting Tentative Map 8160 would subdivide the 5.94 acre area for the 54 units and an internal circulation system. Overall residential density would be approximately 9.09 units per acre. The proposed General Plan /Dublin Village Historic Area Specific Plan Amendment will be acted on under a separate Agenda item. FINANCIAL IMPACT: All costs associated with processing this project are borne by the Applicant. In addition, the Applicant has agreed to provide a Community Benefit of $6,000 /unit for a total of $324,000 payable on or before the recordation of the first final subdivision map for the Project. RECOMMENDATION: Staff recommends that the City Council conduct the public hearing, deliberate, and take the following actions: a) Take a straw vote regarding the proposed General Plan and Specific Plan Amendment; b) Adopt a Resolution Certifying an Environmental Impact Report and Adopt CEQA mitigation findings and a Mitigation Monitoring and Reporting Program for the Heritage Park project; Page 1 of 5 ITEM NO. 6.1 c) Waive the reading and INTRODUCE an Ordinance rezoning the Heritage Park project site to PD- Planned Development and approving a related Stage 1 and Stage 2 Development Plan; d) Adopt a Resolution Approving a Site Development Review, Parcel Map 10259 and Vesting Tentative Subdivision Tract Map 8160; and e) Waive the reading and INTRODUCE an Ordinance Approving a Development Agreement between the City of Dublin and Bates Stringer Ventures for the Heritage Park project. Submitted By Community Development Director PROJECT DESCRIPTION: 'Reviewed By Assistant City Manager Heritage Park is located in the southeasterly portion of the Dublin Village Historic Area Specific Plan (DVHASP) area north of Interstate Highway 580, south of Dublin Boulevard, east of Donlon Way, and west of San Ramon Road (APN 941 - 1550 - 005 -03) as shown on the vicinity map below: The proposed project is the demolition of a 110,000 square foot office complex and reparcelization of a 6.6 -acre site for the development of 54 small -lot, single - family detached homes and a 14,000 square foot, two -story office building. The Project Site currently is designated Retail /Office under the General Plan /Dublin Village Historic Area Specific Plan and zoned Planned Development. Approximately 5.94 acres would be re- designated as Medium Density Residential, and .61 acres would be reserved for the office building. The Site Development Review addresses both the proposed office building and residential component. Vesting Tentative Map 8160 would subdivide the 5.94 acre area for the 54 units and an internal circulation system. Overall residential density would be approximately 9.09 units per acre. Five floor plans are proposed and would range in size from 2,012 square feet to 3,167 square feet. The three smallest plans would be available in three architectural styles with the two largest plans available in two. ANALYSIS: The following is a brief discussion of the proposed project. The Planning Commission Staff Report dated June 10, 2014 (Attachment 1) includes a detailed analysis of the project. The current request for the proposed Heritage Park project includes the following entitlements: • General Plan /Specific Plan Amendment — To change 5.94 acres from Retail /Office (RO) to Medium Density Residential (MDR) (6.1 to 14.0 units per acre); .61 acres would remain RO. State law limits General Plan amendments to four per General Plan Element per calendar year. In order to avoid amendments in excess of the number permitted by State Law, General Plan amendments for specific projects can be grouped together and adopted by one resolution. Therefore, this proposed General Plan Amendment has been grouped together with the proposed Downtown Dublin Specific Plan General Plan Amendment as Page 2 of 5 a separate item to be heard later on the same agenda and approved with one action (Resolution). All approvals under this agenda item will not be effective until the General Plan Amendment item is approved and effective. Specific Plan amendments are not limited to four per year; however, the proposed Dublin Village Historic Area Specific Plan amendment has been grouped together for action with the companion General Plan amendment. • Planned Development Rezoning — Planned Development Rezone with related Stage 1 and Stage 2 Development Plan. The Planned Development Rezone addresses the plan for a 14,000 square foot office building and 54 single - family detached homes. An Ordinance adopting the Planned Development Rezone is included as Attachment 2 to this Staff Report. • Site Development Review — To construct a 14,000 square foot office building with related site improvements, and a 54 -unit neighborhood of single - family detached homes that includes floor plans and elevations for five separate and distinct residential plans. The homes were designed to specifically incorporate the requirements of the Dublin Village Historic Area Specific Plan Design Guidelines. The landscaping and improvements along Donlon Way have been designed to provide a historic character to the area, to accentuate the design of the homes and enhance the Donlon Way streetscape. A Resolution approving the Site Development Review is included as Attachment 3 to this Staff Report with the Applicant's submittal package included as Exhibit A. • Subdivisions - 1) Parcel Map 10259 to allow the separation of properties for development of residential and commercial uses, and 2) Vesting Tentative Subdivision Tract Map 8160 to allow the subdivision of 54 lots. A Resolution approving the maps is included as Attachment 3 to this Staff Report with the Applicant's submittal package included as Exhibit A. • Development Agreement — Between the City of Dublin and Bates Stringer Ventures for the Heritage Park Project. The Development Agreement provides surety that the City will receive a Community Benefit of $6,000 /unit for a total of $324,000 payable on or before the recordation of the first final subdivision map for the Project. An Ordinance adopting the Development Agreement is included as Attachment 4 to this Staff Report with the Development Agreement included as Exhibit A. • Environmental Impact Report - The Heritage Park EIR analyzed the environmental impacts of the Project, including the proposed demolition and redevelopment to office and residential uses. A Resolution certifying an Environmental Impact Report and Adopting CEQA mitigation findings and a Mitigation Monitoring and Reporting Program for the Heritage Park project is included as Attachment 5 with the Draft and Final EIR included as Exhibit A and B. ENVIRONMENTAL REVIEW: The Project is located in the Dublin Village Historic Area Specific Plan area for which a Mitigated Negative Declaration was adopted on August 1, 2006 by Resolution No. 149 -06. The previous environmental analysis was updated for the Project through a project- and site - specific Heritage Park Environmental Impact Report ( "EIR ", SCH # 2013092043). The Heritage Park EIR analyzed the environmental impacts of the Project, including the proposed demolition and Page 3 of 5 redevelopment to office and residential uses and was circulated for a 45 -day public review and comment period. Given the proximity of the Project to the Dublin Historic Park, aesthetics and cultural resources impacts were a particular focus of the EIR. A number of potential impacts were identified, most of which can be mitigated to less than significant. No significant unavoidable impacts were identified in the EIR. Following the public review period, the City prepared a Final EIR containing written responses to all comments received during the public review period, which responses provide the City's good faith, reasoned analysis of the environmental issues raised by the commenters. The Final EIR, which includes the Draft EIR and written responses to comments, is incorporated herein by reference and is available for review in the Planning Division at City Hall during normal business hours. PLANNING COMMISSION REVIEW On June 10, 2014, the Planning Commission held a public hearing on the Heritage Park Project. At the conclusion of the discussion, the Planning Commission recommended that the City Council: 1) Certify an Environmental Impact Report and adopt CEQA Mitigation Findings and a Mitigation Monitoring and Reporting Program, 2) Adopt a Resolution approving General Plan and Dublin Village Historic Area Specific Plan Amendments for the Heritage Park project, 3) Adopt an Ordinance rezoning the Heritage Park project site to PD- Planned Development and approving a related Stage 1 and Stage 2 Development Plan, and 4) Adopt an Ordinance approving a Development Agreement between the City of Dublin and Bates Stringer Ventures for the Heritage Park project. The Planning Commission recommended that the City Council NOT adopt a resolution approving a Site Development Review, Parcel Map 10259 and Vesting Tentative Subdivision Tract Map 8160. The Planning Commission draft meeting minutes are included as Attachment 6 and Planning Commission Resolutions 14 -28, 14 -29, 14 -30, 14 -31, and 14 -32 (without attachments) are included as Attachment 7. NOTICING REQUIREMENTS /PUBLIC OUTREACH A notice of this public hearing was published in the Tri- Valley Times, mailed to all property owners and tenants within 300 feet of the project area boundaries, and all persons who have expressed an interest in being notified of actions related to this project were notified via email. The Staff Report for this public hearing was also available on the City's website. ATTACHMENTS: 1. Planning Commission Staff report dated June 10, 2014 (without attachments) 2. Ordinance rezoning the Heritage Park project site to PD- Planned Development and approving a related Stage 1 and Stage 2 Development Plan 3. Resolution approving a Site Development Review Permit, Parcel Map and Vesting Tentative Subdivision Tract Map 8160 for the Page 4 of 5 Heritage Park Project, with the Applicant's submittal package dated May 7, 2014 as Exhibit A 4. Ordinance approving a Development Agreement between the City of Dublin and Bates Stringer Ventures for the Heritage Park project with the Development Agreement included as Exhibit A 5. Resolution certifying an Environmental impact Report and adopt CEQA Mitigation Findings and a Mitigation Monitoring and Reporting Program for the Heritage Park Project 6. Planning Commission draft meeting minutes dated June 10, 2014. 7. Planning Commission Resolutions 14 -28, 14 -29, 14 -30, 14 -31, and 14 -32 Page 5 of 5 DU��� 19 �' 82 STAFF REPORT PLANNING COMMISSION DATE: June 10, 2014 TO: Planning Commission SUBJECT: PUBLIC HEARING - PLPA 2013 -00002 — Heritage Park General Plan /Dublin Village Historic Area Specific Plan Amendments, Planned Development rezoning with a related Stage 1 and Stage 2 Development Plan, Site Development Review, Parcel Map 10259, Vesting Tentative Subdivision Map -Tract 8160, Environmental Impact Report, and Development Agreement for a 6.6 -acre site Report prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The requested project is for the demolition of a 110,000 square foot office complex and reparcelization of a 6.6 -acre site for the development of 54 small lot, single - family detached homes and a 14,000 square foot, two -story office building. The Project Site currently is designated Retail /Office under the General Plan /Dublin Village Historic Area Specific Plan and zoned Planned Development. Approximately 5.94 acres would be redesignated as Medium Density Residential, and .61 acres would be reserved for the office building. The Site Development Review addresses both the proposed office building and residential component, and Vesting Tentative Map 8160 would subdivide the 5.94 acre area for the 54 units and an internal circulation system. Overall residential density would be approximately 9.09 units per acre. Five floor plans are proposed and would range in size from 2,012 square feet to 3,167 square feet. The three smallest plans would be available in three architectural styles with the two largest plans available in two. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the Public Hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt a Resolution recommending that the City Council certify an Environmental Impact Report and Adopt CEQA mitigation findings and a Mitigation Monitoring and Reporting Program for the Heritage Park project; 6) Adopt a Resolution recommending that the City Council adopt a Resolution approving General Plan and Dublin Village Historic Area Specific Plan Amendments for the Heritage Park project; 7) Adopt a Resolution recommending that the City Council adopt an Ordinance rezoning the Heritage Park project site to PD- Planned Development and approving a related Stage 1 and Stage 2 Development Plan; 8) Adopt a Resolution recommending City Council adopt a resolution approving a Site Development Review, Parcel Map 10259 and Vesting Tentative Subdivision Tract Map 8160; and 9) Adopt a Resolution recommending that the City Council adopt an Ordinance approving a Development Agreement between the City of Dublin and Bates Stringer Ventures for the Heritage Park project. Submitted By Reviewed By Consulting Planner Assistant Community Development Director COPIES TO: Applicant Item 8.2 File Page 1 of 15 C: \Users \agenda \Desktop \6.1 attch 1.doc PROJECT DESCRIPTION: Project Site Heritage Park is located in the southeasterly portion of the Dublin Village Historic Area Specific Plan (DVHASP) area north of Interstate Highway 580, south of Dublin Boulevard, east of Donlon Way, and west of San Ramon Road (APN 941 - 1550 - 005 -03) as shown on the vicinity map below: VICINITY MAP The current General Plan and DVHASP designation is Retail /Office. The project site is located in the Historic Overlay Zoning District and Planned Development Zoning. The project site currently is developed with a two -story walk -up garden office complex of approximately 110,000 square feet built between 1978 and 1981. The project site generally is flat with a gradual slope and drainage towards the east/southeast of the site. A number of large trees, some planted at the time of the site's initial development, are located on the site that are considered Heritage Trees and subject to the City's Heritage Tree Ordinance regarding preservation or removal. The Calaveras Fault runs under the project site from the northeast to the southwest. The existing office buildings and site improvements will be demolished. Adjacent and Surrounding Land Uses: Uses surrounding the proposed Heritage Park Project site include: • To the north — The three properties along Dublin Boulevard include: A gas station at the corner of Dublin Boulevard and San Ramon Road; Frankie, Johnnie and Luigi's Italian restaurant, which shares reciprocal access with the project site; and the historic Green Store building currently used as a church which also shares reciprocal access. • To the south — CalTrans right -of -way associated with the westbound 1 -580 on -ramp from 2of15 San Ramon Road and drainage channel associated with the drainage of Dublin Creek. • To the east — San Ramon Road. • To the west — Donlon Way and the Dublin Historic Center and Park. Current Request The current request for the proposed Heritage Park project includes: • General Plan /Specific Plan Amendment — To change 5.94 acres from Retail /Office (RO) to Medium Density Residential (MDR) (6.1 to 14.0 units per acre); .61 acres would remain RO. • Planned Development Rezoning — Planned Development Rezone with related Stage 1 and Stage 2 Develop Plan. • Site Development Review — To construct a 14,000 square foot office building with related site improvements, and a 54 -unit neighborhood of single - family detached homes. • Subdivisions - 1) Parcel Map 10259 to allow the separation of properties for development of residential and commercial uses, and 2) Vesting Tentative Subdivision Tract Map 8160 to allow the subdivision of 54 lots. • Development Agreement — between the City of Dublin and Bates Stringer Ventures for the Heritage Park Project. • Environmental Impact Report - The Heritage Park EIR analyzed the environmental impacts of the Project, including the proposed demolition and redevelopment to office and residential uses. ANALYSIS: General Plan & Dublin Village Historic Area Specific Plan Amendment The Applicant proposes to amend the General Plan and Specific Plan land uses as follows: TABLE 1: General Plan /Specific Plan Land Uses Existing Proposed Use acres acres RO Retail /Office 6.57 .61 MDR Medium Density Residential 0 5.94 Total 6.55 6.55 3of15 The existing and proposed General Plan and Specific Plan land use designations are shown on the Land Use map, below: PROPOSED LAND USE General Plan and Specific Plan Land Use Designations The requested amendments to the General Plan and DVHASP would require adjustments to various figures, texts, and tables in the General Plan and DVHASP to ensure consistency throughout the documents. A Resolution recommending City Council approval of a General Plan and DVHASP Amendment is included as Attachment 1 with the City Council Ordinance included as Exhibit A. Planned Development Zoning The requested action is a Planned Development (PD) rezone with a related Stage 1 and Stage 2 Development Plan. The PD Rezoning addresses the plan currently proposed for 54 single - family detached units and a 14,000 square foot office building. The proposed Stage 1 and Stage 2 Development Plan includes the following. Please refer to Attachment 2, Exhibit A for the complete Stage 1 and 2 Development Plan. 1. A list of permitted, conditional and accessory uses 2. Site plan 3. Development densities by land use 4. Phasing Plan 5. Master Landscape Plan 6. Grading 7. Development Regulations /Standards 8. Architectural Design Standards 9. Landscape Design Standards 10. Inclusionary Zoning Regulations 4of15 A Resolution recommending that the City Council adopt an Ordinance approving the Planned Development Rezone with related Stage 1 and Stage 2 Development Plan for the Heritage Park project is included as Attachment 2, with the City Council Ordinance included as an Exhibit A. SITE DEVELOPMENT REVIEW The Applicant requests approval to construct a 14,000 square foot office building, 54 single - family detached homes and related site improvements. The following is a discussion of the commercial and residential project components. The project plans are included as Attachment 3. Commercial Parcel The .61 acre area to remain as Retail Office (RO) will be located at the northwesterly corner of the project site separate from the residential development. Development of the site is proposed as a 14,000 square foot, 2 -story office building with an on -site parking area. A beneficial addition and highlight to the historical and cultural character of the project area is the relocation of the Challenge Dairy Products headquarters which will consolidate and relocate from a portion of the existing Heritage Park Office building to the proposed building to be constructed for their use. The Challenge Dairy Products, established in 1911, has a long history with the Dublin community. The two -story office building has been designed to fit into the rural context of the adjacent Historic Center and Kolb Farm Craftsman house. The presence and operations of this company will contribute to the historic character of this district. Site Layout The commercial site would have approximately 86 feet of frontage along Donlon Way. The parking area for this commercial site would be accessible from reciprocal access easements with the adjacent church and restaurant properties along the northerly boundary of the project site (Attachment 3, Page TM04). Reciprocal access has been utilized for these properties since development of the existing office project improvements. The parking area for the proposed commercial building would be shared with the two adjacent properties located north of the project site (Church of Christ and the Frankie, Johnnie and Luigi's restaurant) adjacent to Dublin Boulevard. There is an existing shared parking agreement between the Heritage Office complex, Frankie, Johnny and Luigi's restaurant and the Church of Christ to share the currently established parking spaces and access aisles In conjunction with the proposed project, circulation improvements would be made to the three adjoining properties which currently sharing reciprocal access with the Heritage Park commercial site. Those new improvements would include new parking lot pavement between the restaurant and church, new driveway aprons on Donlon Way and Dublin Boulevard, and parking lot landscaping. No other improvements are proposed for Dublin Boulevard or San Ramon Road. As a shared parking agreement already exists between the three properties the Applicant updated the plan for the proposed reconfiguration of the access and number of parking stalls. This analysis was reviewed by the City Traffic Engineer and was found to be adequate to address the uses currently proposed due to the countercyclical days and hours of operation. The analysis is included as Attachment 4. 5of15 Attachment 3, Sheet L -1.0 of the Landscape plans shows the parking areas. A parking study was prepared for the Heritage Park project which was reviewed and approved by the City's Traffic Engineer. It indicated that a shared parking arrangement could be supported through a shared parking agreement to achieve required parking counts during peak hours of operation. A shared parking agreement will be required as a Condition of Approval. Architecture The low porch roof modulates the scale of the building, and the higher gable roof elements serve as accents on the building elevations. The building entry would be oriented toward the north side of the building and would be accented with a gable end vent detail and a lattice trellis with flowering vines. The building would have conference areas, and an outdoor patio wraps its northwesterly corner. Windows would be multi -paned in keeping with the Craftsman elements. Building materials include a combination of vertical board and batten siding, shingle siding, wood trim, and a river rock stone veneer base creating a strong connection to the ground. The building design, colors and materials are compatible with the architectural style and conform to the Design Guidelines of the DVHASP. All signage would remain subject to the City's Sign Ordinance. Please refer to Attachment 3, Architectural Plans — Office, Pages AO -A3 and CB. Landscape A portion of the existing church /restaurant site is to be disturbed to create additional drive aisles, parking and water quality elements. This area, in addition to the area surrounding the proposed office building, will be heavily landscaped. A building setback from Donlon Way will provide a significant amount of buffering trees and plant material. New accent trees will be planted throughout the commercial /church /restaurant area, further embracing the overall landscape pallet. Please refer to Attachment 3, Landscape Plans, Page L -1.2. Residential Access & Circulation The Heritage Park residential area would be accessible from a private street off Donlon Way shown on the plans as Street A. The circulation system generally loops through the site also to include Streets B, C, D, and E. Site Layout/Plotting The homes are arranged as a traditional neighborhood with front entries oriented towards the street and two -car garage access facing the street in front. A row of seven homes with the largest lots and the largest floor plans faces Donlon Way and the Historic Park and Heritage Center. In order to blend with the Historic structures in the Park across the Street, the Applicant chose to provide larger wider homes fronting Donlon Way to further enhance the historic look of the area and to comply with design parameters in the Dublin Village Historic Area Specific Plan. The homes have garages set further back from the sidewalk. The architecture of these homes are commensurate with the style of home built in a more historic setting and significant landscape features such as unique sidewalks, embellished driveway detail, fences and landscape patterns have all been utilized to further enhance the historic character of the area. The project has been laid out with specific floor plans plotted for each lot based on lot size and maximum coverage requirements. Plans 1, 2, and 3 make up the majority of the project and are all located off Donlon Way but incorporate much of the historic detail embodied on the larger homes fronting Donlon Way. Seismic - As stated above, a geologic feature generally known as the Calaveras Fault has been identified as running under the project site from the northeast to the southwest. Street C within 6of15 the proposed Heritage Park project generally provides a 25 -foot seismic setback on either side of the fault line. Detailed analysis, borings, trenching and calculations were prepared and reviewed by the Public Works Department and their geological consultants who ultimately determined that a 25 foot set back from the fault was appropriate. The Building Official also reviewed all of this data and agreed with the findings. Specific Conditions of Approval have been applied to this project to address the fault line (See Attachment 5, Exhibit A, Conditions of Approval #44, 83 and 84). Landscaping /Streetscape Plan Landscaping - In addition to the classic American architectural styles, this neighborhood is intended to project a traditional single family residential neighborhood by taking advantage of the adjacent park and cultural center, historical buildings, and heritage trees. The landscaping is generous and has been designed to be compatible and complement the architecture as to theme and character of the residential structures. In addition to the stone clad entry pilaster, plantings and hardscape elements are used to create neighborhood identification and an attractive community facade. The driveway entry would be improved with enhanced paving materials. The overall landscape concept and planting plan is shown on Attachment 3, Sheets L -1.0 and L- 1.1 along with the proposed palette of trees and shrubs. All project streets, perimeter sidewalks, interior sidewalks, paths, and common areas are shaded and enhanced by trees and plantings. Each lot would be provided with a street tree. The bio- retention areas along the southerly boundary of the site would be screened with vegetation. Pedestrian circulation is accommodated by a system of sidewalks on both sides of the streets separated from the curb by a landscaped strip. This configuration by is recommended and complies with the streetscape design for the DVHASP. The landscape plans have been prepared to reflect the building footprint of each floor plan. In addition to the overall landscape plan for the neighborhood, a typical landscape /site plan is provided for both interior and corner lots for each of the floor plans. The landscaping for the parkways and the individual lots will be required to conform to the City Water Efficient Landscape Ordinance. The Landscape Plans also indicate the type and styles of walls and fencing that will be used within the project. Low fences with wooden gates would be used along the Donlon Way frontage. Styles are shown on Attachment 3, Sheet L -5 and include: a) decorative wooden fence with wood post and concrete caps, b) brick pilasters with picket gate and fence, and c) brick pilaster with wooden picket gate and hedge. Trellis over the entry walk or driveway are proposed for those lots facing the park. A sound attenuation wall would be constructed for the rear of those properties abutting the CalTrans right -of -way where access is not needed with vines planted to deter graffiti. Tot Lot — A tot lot of approximately 1,860 square feet is shown as an amenity within an area adjacent to the guest parking located at the northerly edge of the project site abutting the adjacent restaurant use along Dublin Boulevard. (See Attachment 5, Exhibit A, Condition of Approval No. 18 and Attachment 3, Alternative Site Plan with Tot Lot, TM08). Streetscape — Streetscape improvements generally are addressed in the landscape plans. New improvements to Donlon Way would remove the existing meandering sidewalk and replace all frontage improvements with those reflecting the streetscape design and character adopted for 7of15 the DVHASP area including a wider parkway, landscaping, bulb out to accept larger trees, and lighting. The existing black walnut trees along Donlon Way are in poor condition, heavily pruned in an effort to keep their limbs from interfering with the overhead utility lines (which will be undergrounded with this project) and are nearing the end of their useful life. The City's arborist evaluated these trees and determined that the majority were not of sufficient quality to keep. However, to mitigate the loss of these trees, the Applicant will make a contribution of $19,000 toward the Orchard in the adjacent Heritage Park. (See Attachment 5, Exhibit A, Condition of Approval No. 16). This figure was based on the arborists estimate as to the trees' value. Additionally, with concurrence from Public Works, the Applicant is proposing to create bulb outs into Donlon Way to provide larger planting areas sized to accommodate larger specimen trees. (See Attachment 3, Landscape Tab, Sheet L -2). This larger area and the larger trees will provide more of a look representative of a project that has been in existence for some time, rather than a new development. This will blend better with the historic nature of the area. The larger planning area will also allow for a better chance for the trees long term survival. Heritage Trees - A number of large mature trees have been identified on the project site and adjacent properties. The proposed project would remove 107 trees, 16 of which are identified as Heritage trees. Thirty trees (30) would be preserved including three Heritage trees all located along the perimeter of the project site. Tree removal is necessary to add additional dirt to the site in order to accomplish proper slope for gravity sewers (DSRSD does not allow pump stations) and proper storm drainage. The on- site trees to be removed cannot be retained due to the need to add additional dirt to the site. A number of Heritage tees and non - Heritage trees on the adjacent restaurant and church site will be preserved regardless of the proposed parking lot improvements for reciprocal access and parking areas. The table on Sheet TM03 of the project plans (Attachment 3) shows the removal of trees from the project. Compliance with the Heritage tree retention and removal program is included as Condition of Approval No. 16. Upon approval of this project, the Applicant would apply for a Heritage Tree Removal Permit in accordance with the requirements of the Heritage Tree Ordinance. Architecture Styles /Elevations Residential - As a concept, the proposed architectural design for all products is based on influences to historic American styles. The proposed architectural styles proposed styles are: (A) Craftsman, (B) American Traditional (Foursquare), (C) Cottage, and (D) American Farmhouse, (E) American Foursquare. • For Plans 1, 2, and 3, the elevations styles are: (A) Craftsman, (B) Traditional, and (C) Cottage. • For Plan 4, the elevation styles are: (C) Cottage and (D) American Farmhouse. • For Plan 5, the elevation styles are: (A) Craftsman and (E) American Foursquare Each style is identified and described with standards for elements such as: 1) roofs, 2) exterior finishes, 3) windows and doors, 4) trim, and 5) accent elements. Roll -up garage doors would be installed specific to each style and coordinated with each color scheme. Each style generally is described as follows: 8of15 (A) Craftsman — This style is evident in the area with the buildings within the historic park. Based on the plotting plan, approximately 18, or one third of the units, would be built in the Craftsman style. Four color and materials schemes (1 — 4) would be available for this style. This style features low pitch gable roofs with gable end details in the form of vertical or horizontal siding. Exterior materials are stucco on the lower levels with a brick stone clad base. Second levels are finished with exterior shingles. Deep front porches are supported with brick or stone -clad columns or tapered cylinders with simple capitals on a brick or stone base for Plan 5. Windows are grouped, and both windows and doors feature heavy trims with multiple glass panes within the upper portions. Corbels and wood trim accent the eaves. (B) Traditional - Roof forms are steeper pitched in hip or gable forms. Exterior materials are stucco on the ground level with horizontal lapsiding on the upper level. Elements are vertical with square columns, thinly louvered porch and balcony railings, and windows flanked by shutters. Louvered vents are used to embellish gable ends. Windows have multiple panes in the upper portions. For Plan 5, the Traditional style is described as Foursquare with narrower columns, symmetrical window panes, narrow vertical wooden railings, and an accent dormer. Three color schemes (5- 8) would be available which would be shared among the American Traditional (Foursquare), and Farmhouse styles. Approximately 18, or one third of the units, would be built in the Traditional or Foursquare style. (C) Cottage — This style features steeply pitched roofs in hip form or gable enhancements. Gables would be embellished with simple gable end vents. Exterior material primarily is stucco. Railings are wooden with cookie - cutter details. Windows grouped in twos or threes and are accented with heavy trim and pot shelves supported with corbels. Accent windows may be round, and doorways may be arched or enhanced with sculpted trim. A bay window with wood paneled base and metal roof over the projection are featured on Plan 3. Two color schemes (9 and 10) would be available for this style. Approximately 16 units or 30% would be built in this style. (D) American Farmhouse — This style is identified by simple gable roof forms. Gable end vents are simple and vertical. Exterior materials are lapsiding with brick accents. Porches feature narrow wooden columns and wooden railings. Windows are singular with symmetrical panes. This style is available only for Plan 4 which features a bay window with a brick —clad base and metal roof over the projection. Only two lots are plotted with this Plan and style. (E) American Foursquare - Roof forms are lower pitched in hip forms. Exterior materials are horizontal lapsiding. Elements are vertical with square columns, thinly louvered porch and balcony railings, and windows flanked by shutters. Windows have multiple panes in the upper portions. For Plan 5, the Traditional style is described as Foursquare with narrower columns, symmetrical window panes, narrow vertical wooden railings, and an accent dormer. Three color schemes (5- 8) would be available All elevations visible from the public right -of -way would be enhanced. Floor Plans Each home is two stories. Floor plans are offered as a three or four - bedroom unit with a number of options for increasing the bedroom count per plan. The ground floor of each unit is 9of15 arranged as a "great room" with open living and kitchen areas. Plans 3, 4, and 5 have dining areas integrated into the "great room." All kitchens have an island, and all but Plan 5 have a walk -in pantry. Plans 1, 2, and 3 may be built with an optional California Room described as an outdoor room with finish surfaces and fireplace. At a minimum, each plan is provided with a ground floor powder room. All plans, except for Plan 1, provide (or provide an option) for a ground floor bedroom with adjacent full bathroom. Plans 1, 2 and 3 offer an optional fireplace in the great room. All plans have a covered front porch. On the second floor, each unit has at least 3 bedrooms and 2 bathrooms, including a master bedroom with en suite bathroom and at least one walk -in closet. Each Master bathroom has dual basins, separate water closet, and separate tub and shower. With exception of Plan 5, all laundry rooms are on the second floor, and all laundry rooms (except for Plan 1) are equipped with a wash basin. Each unit is provided with a 2 -car street - facing garage. Plan 5 has a third enclosed space provided in a tandem arrangement within the garage. All floor plans offer a Universal Design Ordinance (UDO - handicapped accessible) option. Floor plan details are shown in Table 3, below. TABLE 3: Floor Plans Plan Square Feet Bedrooms Bathrooms Parkint4 , Elevations Stories units No., 6/0 1 2,012 sf 3+1 2' /z 2 A, B, & C 2 19 35% 2 2,438 sf 4+1 2'/2 or 3 2 A, B, & C 2 13 24% 3 2,676 sf 4+1 3 2 A, B, & C 2 15 28% 4 3,102 sf 3'/2 2 C& D 2 3 6% (bonus) 3 +1 +1 5 3,167 sf (bonus & 2'/2 +1 3 A & E 2 4 7% library) Total 54 1001/0 Elevations: (A) Craftsman, (B) Traditional , (C) Cottage, and (D) American Farmhouse, (E) American Foursquare. In addition to the features described above, the floor plans are described as follows: Plan 1 — Plan 1 is a 3- bedroom unit with an optional fourth bedroom /den; it is the smallest at 2,012 square feet. In addition to the 2 full bathrooms on the second floor, the ground floor has a powder room or half bathroom. Plan 1 would be constructed on nineteen lots, or 35 %, of the Heritage Park project. Plan 1 is available in three architectural styles and would be situated on the smallest lots. Plan 2 — Plan 2 is 2,438 square feet with 4 bedrooms and a downstairs den off of the entry which optionally may be built out as a fifth bedroom with a full bathroom nearby. A small study /tech area is located near the second floor landing, and the master bedroom would have access to a deck. Thirteen units, or 24% of the lots, would be built with Plan 2 on the intermediate lot size along with Plan 3. Plan 3 — Plan 3 is a 4- bedroom unit with an optional fifth bedroom /loft within 2,676 square feet. A large linen closet is located on the second floor and the master suite provides two 10 of 15 walk -in closets. A full bathroom is located on the ground floor near a den that may be built out optionally as a fifth bedroom. Fifteen units, or 28 %, would be built with Plan 3 on lots comparable in size to Plan 2. Plan 4 — Plans 4 and 5 are the larger units on the larger lots overlooking Donlon Way and the Dublin Historic Center. Plan 4 is 3,102 square feet. The second level bonus room may be built out as a fifth bedroom. The California Room would not be available to Plans 4 and 5. Three of the 7 lots facing Donlon Way would be built as Plan 4 in one of two architectural styles. Plan 5 — Is the largest at 3,167 square feet and, along with Plan 4, would be oriented towards the park. Plan 3 offers a third tandem parking space in the garage. This additional garage area would not have build -out options. However, a downstairs library may be built out as a fourth bedroom with a full bathroom nearby, and an upstairs bonus room may become a fifth bedroom. Plan 5 is laid out with a formal dining area and a butler's pantry. Bedrooms 2 and 3 upstairs each have a walk -in closet and the master suite has two. Parking - As with most single - family detached projects, each unit requires two enclosed parking spaces per unit with one guest space per unit that may be provided curbside on the driveway or in dedicated parking areas. Based on this standard, the residential parking required for the Heritage Park project would be 324 spaces. The enclosed parking requirement is satisfied by the two -car garages provided with each unit for a total of 108 enclosed parking spaces. Guest space parking is satisfied in driveways (where permitted), curbside along internal streets, perpendicular parking in dedicated areas (9 spaces) and along Donlon Way. The location of parking provided is shown on Attachment 3, Sheet TM04. A Resolution recommending that the City Council adopt a Resolution approving the Site Development Review is included as Attachment 5. Affordable Housing//nclusionary Zoning — The proposed Heritage Park project would be subject to Chapter 8.68 of the Zoning Ordinance, Inclusionary Zoning regulations, which requires 12.5% of the units constructed to be provided as affordable or requires payment of an in -lieu fee. The Applicant has proposed to pay an in -lieu fee and that requirement is documented in Attachment 5, Exhibit A, Condition of Approval #15. Public Art Compliance — The proposed project is subject to a Public Art Compliance Report The Public Art Compliance Report and its findings will determine the trigger point by which this project complies with or is exempt from the Public Art program which typically would be satisfied by a public art installation or payment of in -lieu fees. An appropriate Condition of Approval has been included. (See Attachment 5, Exhibit A, Condition of Approval #14). Parcel Map Parcel Map 10259 is necessary to create a parcel for the commercial component of the project and for phasing and sale and leasing purposes only. The Parcel Map would be subject to Conditions of Approval, and the 6.6 acre site initially would be subdivided as follows: 11 of 15 TABLE 4: PARCEL MAP Parcel Acreage A .43 B .19 C 2.98 D 3.00 Total 6.6 Vesting Tentative Tract Map The Vesting Tentative Tract Map (See Attachment 3, Tentative Tract map tab, Sheet TM01) proposes to subdivide the 6.6 acre property into the 54 residential lots, the one commercial retail lot for Challenge Butter as well as various lots for parking, landscaping, Bio- Retention and AT &T access to an existing facility behind the Shell Gas Station. Conditions of Approval are included in the Resolution recommending approval (Attachment 5, Exhibit A). All utilities are available at the property line. All perimeter streets and right -of -way already have been dedicated, and perimeter streets have been improved. Perimeter sidewalks and landscaping would be constructed as part of this project. DEVELOPMENT AGREEMENT California Government Code §§ 65864 et seq. and Chapter 8.56 of the Dublin Municipal Code (hereafter "Chapter 8.56 ") authorize the City to enter into an agreement for the development of real property with any person having a legal or equitable interest in such property in order to obtain certain commitments and establish certain development rights for the property. The proposed Development Agreement addresses the entire 6.6 -acre Heritage Park Project. Development Agreements are approved by an Ordinance of the City Council upon recommendation by the Planning Commission. The proposed Development Agreement was drafted with input from City Staff, the project Applicant, property owner, and the City Attorney based on the standard Development Agreements prepared by the City Attorney and adopted by the City Council. The Development Agreement provides security to the developer that the City will not change its zoning and other laws applicable to the project. The Development Agreement becomes effective for a term of five (5) years from the date of approval by the City Council. The City also benefits from entering into the Development Agreement with the property owner. The Applicant has offered a Community Benefit Payment of $6,000 /unit for a total of $324,000 payable on or before the recordation of the first final subdivision map for the Project creating the residential lots. The Community Benefit Payment will be applied to future investment and development of the City's heritage assets, including but not limited to the Heritage Park and Museums site. The Agreement is a contract that establishes obligations for both parties. In order to ensure that the City receives the community benefit payment under the Agreement, the Project Approvals will not take effect until the Agreement takes effect and is recorded on the Heritage Park Project. A Resolution recommending that the City Council adopt an Ordinance approving a Development Agreement between the City of Dublin and Bates Stringer Ventures for the Heritage Park project is included as Attachment 6, with the Ordinance included as Exhibit A and the Development Agreement included as Exhibit B. 12 of 15 CONSISTENCY WITH GENERAL PLAN, SPECIFIC PLAN & ZONING ORDINANCE The proposed amendments to the General Plan and the Dublin Village Historic Area Specific Plan reflect land uses that are compatible with preservation and restoration of the historic character of the area. The proposed commercial use is intended to serve as the headquarters of a use with a long- standing historic connection to the City of Dublin. The proposed project will contribute to housing opportunities and diversity of product type as a complement to the surrounding neighborhoods. The proposed Stage 1 Planned Development rezoning and proposed Stage 2 Development Plan would be consistent with the requested land use amendments. The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan and the Dublin Village Historic Area Specific Plan. The project has been designed to be compatible with adjacent and surrounding development via architectural elevations, site planning and design details and integration with the Historic Park. The Applicant intends to exceed the City of Dublin Green Building Ordinance and will exceed the 50 point threshold in the City's program. In general, the proposed project furthers the goals of the Community Design and Sustainability Element of the General Plan by providing a high quality of life and preserving resources and opportunities for future generations. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District reviewed the project to ensure that the Project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies are included in the Resolution approving Site Development Review and Subdivisions. ENVIRONMENTAL REVIEW: The Project is located in the Dublin Village Historic Area Specific Plan area for which a Mitigated Negative Declaration was adopted on August 1, 2006 by Resolution No. 149 -06. The previous environmental analysis was updated for the Project through a project- and site - specific Heritage Park Environmental Impact Report ( "EIR ", SCH # 2013092043). The Heritage Park EIR analyzed the environmental impacts of the Project, including the proposed demolition and redevelopment to office and residential uses and was circulated for a 45 -day public review and comment period. Given the proximity of the Project to the Dublin Historic Park, aesthetics and cultural resources impacts were a particular focus of the EIR. A number of potential impacts were identified, most of which can be mitigated to less than significant. No significant unavoidable impacts were identified in the EIR. Following the public review period, the City prepared a Final EIR containing written responses to all comments received during the public review period, which responses provide the City's good faith, reasoned analysis of the environmental issues raised by the commenters. The Final EIR, which includes the Draft EIR and written responses to comments, is incorporated herein by reference and is available for review in the Planning Division at City Hall during normal business hours. A Resolution recommending that the City Council certify an Environmental Impact Report and Adopt CEQA mitigation findings and a Mitigation Monitoring and Reporting Program for the Heritage Park project is included as Attachment 7 with the Draft and Final EIR included as Exhibit A and B. 13 of 15 PUBLIC NOTICING: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project to advertise the project and the upcoming public hearing. A public notice also was published in the Valley Times and posted at several locations throughout the City. A copy of this Staff Report has been provided to the Applicant. ATTACHMENTS: 1. Resolution recommending City Council approval of General Plan and Dublin Village Historic Area Specific Plan Amendments for the Heritage Park project, with City Council Resolution attached as Exhibit A. 2. Resolution recommending that the City Council adopt an Ordinance rezoning the Heritage Park project site to PD- Planned Development and approving a related Stage 1 and Stage 2 Development Plan, with Ordinance attached as Exhibit A. 3. Applicant's submittal package dated May 7, 2014 4. Shared Parking Analysis for Heritage Park office /Church /Restaurant Uses by TJKM, Dated September 9, 2013. 5. Resolution recommending that the City Council adopt a Resolution approving a Site Development Review Permit, Parcel Map and Vesting Tentative Subdivision Tract Map 8160 for the Heritage Park Project, with the City Council Resolution included as Exhibit A. 6. Resolution recommending that the City Council adopt an Ordinance approving a Development Agreement between the City of Dublin and Bates Stringer Ventures for the Heritage Park project, with the Ordinance attached as Exhibit A. 7. Resolution recommending that the City Council certify an Environmental impact Report and adopt CEQA Mitigation Findings and a Mitigation Monitoring and Reporting Program for the Heritage Park Project with the City Council Resolution included as Exhibit A. 14 of 15 GENERAL INFORMATION: APPLICANT: The Stringer Company, on behalf of Bates Stringer Ventures 875 Orange Blossom Way Danville, CA 94526 Attn: Scott Stringer PROPERTY OWNER: Office Building: Cranbrook Realty Investment Fund, L.P. 4701 Sisk Road, #101, Modesto, CA 95656 Church: Tri- Valley Church of Christ, a California Non - Profit Corp Tim Bormann /Elder, Rob Liszt/Elder, Jay Wyant/Elder 11873 Dublin Blvd., Dublin, Ca. 94568 Restaurant: Frankie, Johnnie and Luigi Too!, a California Limited Partnership Frank P. D'Ambrosio /General Partner, John V. D'Ambrosio /General Partner, Donald D. D'Ambrosio /General Partner 1282 Hammerwood Ave., Sunnyvale, Ca. 94089 LOCATION: 11875 Dublin Boulevard - The project is located north of Interstate Highway 580, south of Dublin Boulevard, east of Donlon Way, and west of San Ramon Road (APN 941 - 1550- 005 -03) ZONING: Existin — PD and Historic Overlay Proposed — PD- Medium -High Density Residential, PD- Retail /Office and Historic Overlay GENERAL PLAN & DUBLIN HISTORIC AREA SPECIFIC PLAN: Existin — Retail /Office (RO) Proposed — Medium Density Residential (MDR) and Retail /Office (R/O) SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY _ Retail /Office and Gas Station, Restaurant, North and PD Parks /Public Recreation AT &T facility, and Historic (south side of Dublin Boulevard) Building used as Church South C -1 Retail /Office Vacant - drainage channel and 1 -580 right -of -way Downtown Dublin Transit Oriented East DDZD (Zoning) District/West Dublin Office /Commercial BART Specific Plan Area (across San Ramon Road) West PD Parks /Public Recreation Park, Heritage Center, and (across Donlon Way) Museum with Historic Buildings 15 of 15 ORDINANCE NO. xx — 14 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * ** REZONING THE HERITAGE PARK PROJECT SITE TO A PLANNED DEVELOPMENT ZONING DISTRICT AND APPROVING A RELATED STAGE 1 AND 2 DEVELOPMENT PLAN PLPA- 2013 -00002 The Dublin City Council does ordain as follows: SECTION 1. RECITALS A. The Applicant, Bates Stringer Ventures, proposes to demolish an existing 110,000 square foot office complex and develop 54 small lot single - family homes and a two -story 14,000 square foot office building on approximately 6.6 acres in the Dublin Village Historic Area Specific Plan ( "Specific Plan ") area. The project proposes a General Plan and Specific Plan Amendment to change the land use designations on a 5.94 acre portion of the site from Retail /Office (RO) to Medium Density Residential (MDR), and proposes a PD- Planned Development rezoning with Stage 1 and Stage 2 Development Plan, Site Development Review, Vesting Tentative Map and a Development Agreement for the entire 6.6 acre site. The proposed development and applications are collectively known as the "Project ". B. The Project site is located at 11875 Dublin Boulevard, west of San Ramon Road; south of Dublin Boulevard; east of Donlon Way; and north of Interstate 580. C. To comply with the California Environmental Quality Act (CEQA), the State guidelines and City environmental regulations, the City prepared an Environmental Impact Report (EIR). D. Following a public hearing on June 10, 2014, the Planning Commission adopted Resolution 14 -28 recommending that the City Council certify the EIR for the project, Resolution 14 -29 recommending approval of the Project General Plan and Specific Plan amendments, and Resolution 14 -30, recommending approval of the Planned Development rezoning and related Stage 1 and 2 Development Plan, which resolutions are incorporated herein by reference and available for review at City Hall during normal business hours. E. A Staff Report, dated , 2014 and incorporated herein by reference, described and analyzed the Project, including the Planned Development rezoning and related Stage 1 and 2 Development Plan, for the City Council. F. On , 2014, the City Council held a properly noticed public hearing on the Project, including the proposed Planned Development rezoning and related Stage 1 and 2 Development Plan, at which time all interested parties had the opportunity to be heard. G. On , 2014, the City Council adopted Resolution xx -14 certifying the Heritage Park EIR and adopting CEQA mitigation findings and a Mitigation Monitoring and Reporting Program for the Project. H. The City Council considered the certified EIR and all above - referenced reports, recommendations, and testimony prior to taking action on the Project. SECTION 2: FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. 1. The Heritage Park Project Planned Development zoning meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan. 2. Development of the Project under the Planned Development zoning and the related Stage 1 and 2 Development Plan will be harmonious and compatible with existing and future development in the surrounding area in that the site will provide new retail, restaurant, and personal services to residents in an area that has similar uses nearby and is also adjacent to existing and future workplaces and residential neighborhoods. B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows. 1. The Planned Development zoning for the Project and the related Stage 1 and 2 Development Plan will be harmonious and compatible with existing and potential development in the surrounding area in that the proposed site plan has taken into account sensitive adjacencies and will provide a wide range of amenities to the surrounding neighborhoods. 2. The project site is physically suitable for the type and intensity of the zoning district being proposed in that the Project maintains the general character and density of adjacent development. The project site conditions are documented in the certified Environmental Impact Report (EIR), the environmental impacts that have been identified will be mitigated to the greatest degree possible, and the project will implement all adopted mitigation measures. There are no site conditions that were identified in the EIR that will present an impediment to development of the site for the intended purposes. There are no major physical or topographic constraints and thus the site is physically suitable for the type and intensity of the retail commercial center approved through the Planned Development zoning. 3. The Planned Development zoning will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that the project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures. The Project uses are compatible with surrounding uses. 4. The Planned Development zoning is consistent with the Dublin General Plan, as amended, and the Dublin Village Historic Area Specific Plan, as amended, in that the proposed office and residential uses are consistent with the Retail /Office and Medium Density Residential land use designations for the site. C. Pursuant to the California Environmental Quality Act, the City Council certified an EIR, and adopted CEQA mitigation findings and a Mitigation Monitoring and Reporting Program for the 2 Project on , 2014, as set forth in Resolution XX -14, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours. SECTION 3: ZONING MAP AMENDMENT Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is amended to rezone the property described below to a Planned Development Zoning District: 6.6 acres at 11875 Dublin Boulevard ( "Project site ", or "Property ", APN 941- 1550 -005- 03). A map of the rezoning area is shown below: DUBLIN VILLAGE 1415 I RK", RFA SPECIFIC PLAN EXISTING I I'.` G TONING DUTL�IIr VILLAGE fINT ,°�RyyI y`p��i �.FA d�����,4` °��"°IC PLAN SECTION 4. APPROVAL OF STAGE 1 AND 2 DEVELOPMENT PLAN The regulations for the use, development, improvement, and maintenance of the Project site are set forth in the following Stage 1 and 2 Development Plan for the Project area, which is hereby approved. Any amendments to the Stage 1 and 2 Development Plan shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. Stage 1 and 2 Development Plan for the Heritage Park Project This is a Stage 1 and 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This Development Plan meets all the requirements for both a Stage 1 and Stage 2 Development Plan set forth in Chapter 8.32 of the Zoning Ordinance and is adopted as part of the Planned Development rezoning for the Heritage Park project, PLPA- 2013 - 00002. The Planned Development District and this Stage 1 and 2 Development Plan provides flexibility to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied. 3 1. Statement of Permitted, Conditional and Accessory Uses. PD — Medium Density Permitted Uses • Accessory structures and uses in accordance with Section 8.40.030 of the Dublin Zoning Ordinance • Combinations of attached or detached dwelling, zero -lot line units, duplexes, townhouses, multi - family dwellings • Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance • Multi - Family Dwelling Unit • Nursing homes for not more than three patients • Single- family Dwelling Unit Conditional Uses • Accessory structures and uses located on the same site as a conditional use • Assisted living facility • Bed and Breakfast inns • Community clubhouse • Community facilities • Hospital in districts requiring not more than fifteen hundred (1,500) square feet of building site area per dwelling unit • Large family day care homes • Medical or residential care facility (7 or more clients) • Mobile home parks, as regulated by the Dublin Zoning Ordinance • Parking lot, as regulated in the Dublin Zoning Ordinance • Plant nursery or greenhouse used only for the cultivation of plant materials (wholesale only) • Public and Semi - Public Facilities C -1 Zoning District Permitted Uses • Automobile /Vehicle Brokerage • Banks and Financial Services • Building Materials Sales • Copying and Blueprinting • Eating and Drinking Establishment • Health Services /Clinics • Office - Professional /Administrative • Parking Lot/Garage — Commercial • Personal Services • Repair Shop • Retail — General • Retail — Neighborhood • School — Commercial • Similar and related Uses • Temporary Uses, and Conditional Uses as found in the C -1 Zoning District of the Dublin Zoning Ordinance, Section 8.12.050. 9 2. Stage 1 and 2 Site Plan. 1 m IIIII _�jJ" nl ., p L63Ge6'AtR1 � " � _ .r.wa.. R SIN(Yt'UIVe CY1P» tlICkK' I u ^.1Vf un � G & &K a�W50 Mk,Y NriaY d. b h�lBkvV cn •w .� �,n -APNV nw auu�c ry, AA 1 w w w raYceera. �i7NY�rp�v � t Vinixv y„r 40 tlW+iCG�» MXe iw.w.:4b. aunt m w ar y v w ww ON imnu.xy- qq ���„„fi�rr aa,, pp�,!rcrc�� (I ry,x}.r r r {y�r yy I `` yy ��yy yylI //��/�yy S5G- Cbti9 -fiY rAmE,LL�I�W ✓i,�M' SUBDIVISI) ��a�A'.°�- ��R l,.�A C 160 a HERITAGE PARK =, S1 IT PLAN 3. Site area, proposed densities. Site Area: 6.60 acres; Density 8.2 du /ac 4. Development regulations. Heritaae Park — Development Reaulations (Commercial: Retail /Office) Land Use Retail /Office Site Requirements Max. FAR 0.8 FAR Max. Lot Coverage 45% Note: Compliance with setbacks and requirement for on -site parking and landscaping still must be satisfied. Min. Lot Size (sq. ft.) 17,850 sf Min. Lot Width (ft.) 85 ft Min. Lot Depth (ft.) 210 ft Landscaping (% of lot) 20% 5 Building Requirements Medium Density Residential - Single Family Detached Setbacks (ft.) Standards Front (To Donlon Way) 20 ft Side (Adjacent to Parking Area) 9 ft Side (Adjacent to Private Street) loft Rear (To Residential Lots)3 25 ft / 70 ft Max. Height (main structure, ft.) 33 ft 55% 55% Parking Requirements Required Provided Church 43 Restaurant 46 Office 46 TOTAL 1354 1174 Notes: 1 Minimum lot size refers to the lot size required to meet the setbacks shown on these development regulations. 2 Percentage of landscaping refers to the landscaping shown on the new commercial lot and does not include any landscaping from the existing church or restaurant. 3 The minimum rear setback will be 25 ft in the interim condition after recordation of the Parcel Map. This distance will increase to 70 ft after the existing building is demolished and the Final Map for the residential lots is recorded. 4 The parking area for the proposed office building is part of a shared parking agreement between the office building, church & restaurant. This shared parking agreement allows each use to take advantage of different primary hours of occupancy to meet their individual parking requirements. Heritage Park — Residential Development Regulations 0 Medium Density Residential - Single Family Detached Standards Plan 1 Plans 2 Plan 3 Plan 4 Plan 5 Minimum Lot Size 2,500 sf 3,200 sf 3,100 sf 4,200 sf 4,200 sf Maximum Coverage' 55% 55% 55% 55% 55% Minimum Frontage 20 ft 19 ft 19 ft 63 ft 63 ft Maximum Building Height 2 -Story (30 ft) 2 -Story (30 ft) 2 -Story (29 ft) 2 -Story (30.5 ft) 2 -Story (29 ft) Setbacks • Front Setback from Donlon Way (Public)' To ground floor living area 9.7 ft 9.7 ft To front porch 8 ft (trellis) 2.7 ft (porch) 4.7 ft (porch) To garage face 23.5 ft 18.8 ft To second floor living area 9.7 ft 9.7 ft • Front Setback from Internal Street (Private)4 To ground floor living area 16 ft 15 ft 9 ft To front porch5 2.9 ft 5 ft 3.5 ft To garage face 13.3 17 ft 14 ft To second floor deck or living area 15 ft 10 ft (deck) 9 ft • Side setback from Private 4 ft 4 ft 4 ft Street To ground level living area 4 ft 4 ft 4 ft 0 To ground level porch or 5 ft 5 ft 4 ft 4 ft 4 ft garage Interior lot line 4 ft 4 ft 4 ft 5 ft 5 ft • Rear Setback To ground floor living area 8 ft 8 ft 8 ft 8 ft 8 ft To California room6 2.5 ft 2.5 ft 2.5 ft n/a n/a Building separation 8 ft 8 ft 8 ft 10 ft 10 ft Required Open Space (Front 300 sf 400 sf 300 sf 550 sf 350 sf Yard) Minimum Private Open Space/Yard Ground Level /Yard 500 sf 600 sf 500 sf 900 sf 800 sf Upper Level /Deck n/a 129 sf n/a n/a n/a Encroachments Side yard 7 7 7 7 7 Rear yard 8 (see rear (see rear yard (see rear yard (see rear yard setback) setback) setback) yard setback) Required Minimum Parking Per unit 2 spaces 2 spaces 2 spaces 2 spaces within 2 spaces within an within an within an an enclosed within an enclosed enclosed enclosed garage enclosed garage garage garage garage Guest? 1 space per 1 space per 1 space per 1 space per unit 1 space per unit unit unit unit NOTES: (1) Excludes porches. (2) Plans 4 and 5, only. (3) Plans 1, 2, and 3, only. (4) Plans 1, 2, and 3, only. California Room not available for Plans 4 and 5. (5) Items such as, but not limited to, air conditioning condensers, porches, chimneys, bay windows, retaining walls less than 4 feet in height, media centers, etc. may encroach up to 2 feet into the required setback of one side yard provided a minimum of a 3 -foot wide flat area is maintained for access around the house. (6) California Room fireplace may encroach into rear yard setback. (7) On- street (public or private), in parking bay or on driveway apron. 7 5. Phasing Plan. I Phase 1 1 --- - ----I Phasing M ---------- rAXIF.L. A R F ink a iPl FM A Fl f Phase 2 r�f 6. Preliminary/Master Neighborhood Landscape Plan. W" P"VKM, =M'M A, �M, 0 'Aw KAMM YYMLL "MK=M,AL IC=ALOW..'tMM wwOuw=M,AL C. W�CC.114 ►WWW'"M PMYtii..MM1'CMd' wm M gV�'III/,IIf/`,/�/`1,/, ................... //,, Phase 3 NAAR r�f 6. Preliminary/Master Neighborhood Landscape Plan. W" P"VKM, =M'M A, �M, 0 'Aw KAMM YYMLL "MK=M,AL IC=ALOW..'tMM wwOuw=M,AL C. W�CC.114 ►WWW'"M PMYtii..MM1'CMd' wm M gV�'III/,IIf/`,/�/`1,/, ................... //,, TA. Architectural Standards — Commercial Development. West Elevation North Elevation East Elevation South Plevation flevation T, bAwl", Ilevafiml T Plan I fromi Ne"Itions Huation L IW41r flevatimn A' Nk. rm Elevafion I Up Wmg M WN-115 cm,fA ."M, L." jmdd,ma 1wim"k I,p,uk —,a &., mdo- r.Io .ig.npl � uiMt9- RL,,Imi pffiWNip r "., r. �W- a6 k 10 Etevatknil 1""Olik.9 Ilevatioln 'A' Cwh— Elevation L' Wwp� Plan 3 I'TwIlli H(votiom ylffi—, a—d fl- "Ilk ki'l :wf 4 rIN 9.9, %w Nob r,N* Lip fillgal P116, "M 1,I,Wh W Pull k-, IMIi'd I.M.'at IIM — "I NU 14'. ul6 bo 'Awg Coup, 4w. fi,,Ih afth 6uipxufigaA,61nwA .1", 11kh" phl"d pk'—hxlll &-fi—ah, Elevation Y TC Architectural Standards — Residential Development (Donlon Way Frontage Lots). "Allir klnn Mod -p 11411", lahk plh, '" Olk "0 6P,W -V wish bd, t en tttgareadrv�a.a. "A',ul"Ild'unt flevathol H Wkl. p md- Plan 4 Fvloll rJewliom ['16VIRU011 A UMA, tice�- IbunRxrwo: SAmp(♦rt Katiug nN.�rcr�ad llurc niary,rlm[rn� 6111 "," 'k Ana 6. 9, A.uiux'el Balmtlrmoc &f Wv^omnCv wtlnM1 Aeark mad lulwen. 9mei?rut 1' aur,q— bpofigw 9.1l Ik4 rmrd, ME SralBwa{;us 8. Consistency with General Plan and Specific Plan. The Project is consistent with the General Plan and Dublin Village Historic Area Specific Plan as amended through a companion approval. 9. Inclusionary Zoning Regulations. See Attachment 5, Exhibit A, Condition of Approval No. 15. 10. Aerial Photo. An aerial photo is on file with the Community Development Department. 11. Applicable Requirements of the Dublin Zoning Ordinance. Except as specifically provided in this Stage 1 and 2 Development Plan, the use, development, improvement and maintenance of the property shall be governed by the provisions of the Dublin Zoning Ordinance pursuant to Section 8.32.060.C. No development shall occur on this property until a Site Development Review permit has been approved for the property. 12. Compliance with adopted Mitigation Measures. The Applicant/Developer shall comply with all adopted mitigation measures of the Heritage Park EIR. SECTION 5. PRIOR PD ZONING SUPERSEDED Alameda County Ordinance No. 78 -89 establishing the existing PD zoning is superseded as to the Project site. SECTION 6. POSTING OF ORDINANCE The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. SECTION 7. EFFECTIVE DATE This ordinance shall not take effect until the Development Agreement for the Project takes effect and is recorded on the Property 12 PASSED AND ADOPTED BY the City Council of the City of Dublin, on this day of AYES: NOES: ABSENT: ABSTAIN: ATTEST: City Clerk 2014, by the following votes: Mayor 13 RESOLUTION NO. XX -14 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * ** ADOPTING A RESOLUTION APPROVING A SITE DEVELOPMENT REVIEW PERMIT, PARCEL MAP AND VESTING TENTATIVE MAP 8160 FOR THE HERITAGE PARK PROJECT (PLPA- 2013- 00002) WHEREAS, the Applicant, Bates Stringer Ventures, proposes to demolish an existing 110,000 square foot office complex and develop 54 small lot single - family homes and a two -story 14,000 square foot office building on approximately 6.6 acres in the Dublin Village Historic Area Specific Plan ( "Specific Plan ") area. The project proposes a General Plan and Specific Plan Amendment to change the land use designations on a 5.94 acre portion of the site from Retail /Office (RO) to Medium Density Residential (MDR), and proposes a PD- Planned Development rezoning with related Stage 1 and Stage 2 Development Plan, Site Development Review, Vesting Tentative Map and Development Agreement for the entire 6.6 acre site. The proposed development and applications are collectively known as the "Project "; and WHEREAS, the Project Site is located at 11887 Dublin Boulevard - North of Interstate Highway 580, south of Dublin Boulevard, east of Donlon Way, and west of San Ramon Road (APN 941 - 1550- 005 -03); and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. To comply with CEQA, the City prepared an Environmental Impact Report for the Project; and WHEREAS, consistent with section 65352.3 of the California Government Code, the City obtained a contact list of local Native American tribes from the Native American Heritage Commission and notified the tribes on the contact list of the opportunity to consult with the City on the proposed General Plan amendment. None of the contacted tribes requested a consultation within the 90 -day statutory consultation period and no further action is required under section 65352.3; and WHEREAS, on , 2014, the City Council adopted Resolution XX -14 certifying an Environmental Impact Report and adopting CEQA Mitigation Findings and a Mitigation Monitoring and Reporting Program; and WHEREAS, on , 2014, the City Council held a public hearing and adopted Resolution XX -14 approving amendments to the General Plan and Dublin Village Historic Area Specific Plan; and WHEREAS, on , 2014, the City Council held a public hearing and adopted Ordinance XX -14 approving a Planned Development Rezone with a related Stage 1 and 2 Development Plan for the Heritage Park Project; and WHEREAS, on June 10, 2014, the Planning Commission held a public hearing and adopted Resolution 14 -30 recommending that the City Council approve the requested Stage 1 and 2 Development Plan consistent with the requested land use amendments and adopted Resolution 14- 31 recommending that the City Council NOT adopt a Resolution approving the requested Site Development Review, Parcel Map and Vesting Tentative Tract Map 8160; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending that the City Council approve the Site Development Review, Parcel Map and Vesting Tentative Tract Map 8160; and WHEREAS, the City Council did hold a public hearing on said application on XX, 2014, for this project at which time all interested parties had the opportunity to be heard; and WHEREAS, the City Council did hear and use independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin hereby makes the following findings and determinations regarding the proposed Site Development Review for the development of 54 small lot, single - family detached homes and a 14,000 square foot, two - story office building located at 11887 Dublin Blvd: Site Development Review: A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning Ordinance, with the General Plan and any applicable Specific Plans and design guidelines because: 1) The project will not undermine the architectural character and scale of development in which the proposed project is to be located; 2) the project will provide a unique, varied, and distinct housing opportunity; 3) the project is consistent with the General Plan and Dublin Village Historic Area Specific Plan Land Use designation of Medium Density residential and Retail /Office; and 4) the project complies with the development standards established in the Planned Development Plan. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the project contributes to orderly, attractive, and harmonious site and structural development compatible with the intended use, proposed subdivision, and the surrounding properties; and 2) the project complies with the development regulations set forth in the Zoning Ordinance where applicable and as adopted for PD PLPA 2013 - 00002. C. The design of the project is appropriate to the City, the vicinity, surrounding properties, and the lot in which the project is proposed because: 1) the size and mass of the proposed houses and commercial office building are consistent with other residential and commercial developments in the surrounding area; 2) the project will contribute to housing opportunities and diversity of product type as a complement to the surrounding neighborhoods; and 3) the project will serve the current buyer profile and market segment anticipated for this area. D. The subject site is suitable for the type and intensity of the approved development because: 1) the Project is located in a master planned area that includes a variety of residential densities as well as commercial and office spaces; 2) The Project provides residential development in an area that supports residential uses, and the Heritage Park to the west by providing historically correct architectural buildings both residential and commercial to enhance the goals and objectives of the Dublin Village Historic Area Specific Plan; and 3) the project site is fully served by public services and existing roadways. E. Impacts to existing slopes and topographic features are addressed because: 1) although the proposed project is located on a relatively flat site, the project site will be re- graded in accordance with the related Tract Map for the proposed project; 2) grading on the site will ensure that the site drains away from any structures and complies with the Regional Water Quality Control Board requirements; 3) landscaping, the perimeter infrastructure will be complete; and 4) retaining walls will be constructed as required to support grade differentials between building envelopes, noise constraints and setback or right -of -way areas. F. Architectural considerations including the character, scale and quality of the design, site layout, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compatible with other developments in the vicinity because: 1) the Project provides a high degree of design and landscaping to complement existing uses in the area.; 2) the structures reflect the architectural styles and development standards represented in the Dublin Village Historical Area Specific Plan for both the residential and commercial office buildings in the area; 3) the materials proposed will be consistent with the requirements of the Dublin Village Historical Area Specific Plan ; and 4) the color and materials proposed will be coordinated among the structures on site. G. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public because: 1) all perimeter landscaping, walls, fences, and hardscape are proposed for construction in accordance with the master plan; and 2) landscaping in common areas is coordinated through a series of sidewalks; 3) common area open space has been provided in the form of a tot -lot; and 4) the project will conform to the requirements of the Stage 2 Development Plan and the Water Efficient Landscape Ordinance. H. The site has been adequately designed to ensure the proper circulation for bicyclist, pedestrians, and automobiles because: 1) the project site is an urban in -fill area with surrounding streets, which provide opportunities for pedestrian bicycle circulation; 2) all infrastructure including streets, parkways, sidewalks, and streetlighting off -site are existing and on -site will be constructed with this project and are consistent with the DVHASP; and 3) development of this project will conform to the major improvements already installed allowing residents the safe and efficient use of these facilities. BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby makes the following findings and determinations regarding Vesting Tentative Tract Map 8160: Vesting Tentative Tract Map 8160 A. The proposed Vesting Tentative tract Map 8160 is consistent with the intent of applicable subdivision regulations and related ordinances for the Dublin Village Historical Area Specific Plan. B. The design and improvements of the proposed Vesting Tentative Tract Map 8160 are consistent with the General Plan and the Dublin Village Historical Area Specific Plan, as amended, as they relate to the subject property in that it is a subdivision for implementation consistent with adjacent residential neighborhoods designated for this type of development. C. The proposed Vesting Tentative Tract Map 8160is consistent with the Planned Development zoning approved for Project through the Planned Development zoning adopted for this project and therefore consistent with the City of Dublin Zoning Ordinance. D. The properties created by the proposed Vesting Tentative Tract Map 8160 will have adequate access to major constructed or planned improvements as part of the Dublin Village Historical Area Specific Plan. E. Project design, architecture, and concept have been integrated with topography of the project site created by the Vesting Tentative Tract Map 8160 to incorporate water quality measures and minimize overgrading and extensive use of retaining walls. Therefore, the proposed subdivision is physically suitable for the type and intensity of development proposed. F. The Mitigation Measures and the Mitigation Monitoring program adopted with the program EIR for the Dublin Village Area Specific Plan Area and Addendum would be applicable as appropriate for addressing or mitigating any potential environmental impacts identified. G. The proposed Vesting Tentative Map 8160 will not result in environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns subject to Mitigation Measures and Conditions of Approval. H. The design of the subdivision will not conflict with easements, acquired by the public at large, or access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and title report and has not found any conflicting easements of this nature. BE IT FURTHER RESOLVED that the Dublin City Council hereby approves the Site Development Review Permit for the proposed development of 54 small lot, single - family detached homes and a 14,000 square foot, two -story office building located at 11887 Dublin Blvd., as shown on plans prepared by Carlson Barbee & Gibson, William Hezmalhalch Architects, Inc., Johnson Lyman Architects, Vandertoolen Associates dated May 7, 2014 and subject to the conditions included below. BE IT FURTHER RESOLVED that the Dublin City Council hereby approves Vesting Tentative Map 8160 prepared by Carlson, Barbee & Gibson, dated May 7, 2014 subject to the conditions included below. CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Planning Department review and approval. The following codes represent those departments /agencies responsible for monitoring compliance of the conditions of approval. FPL.I Planning, FB1 Building, FPO1 Police, FPWI Public Works FP &CS1 Parks & Community Services, FADMI Administration /City Attorney, FFINI Finance, FF1 Alameda County Fire Department, FDSRI Dublin San Ramon Services District, FCO1 Alameda County Department of Environmental Health, FZ71 Zone 7. NO. CONDITIONS OF APPROVAL Agency Prior to: Source PLANNING GENERAL CONDITIONS 1. Approval. This Site Development Review approval PL Ongoing Planning is for the Heritage Park Project (PLPA- 2013 - 00002). This approval shall be as generally depicted and indicated on the project plans prepared by Carlson Barbee & Gibson, William Hezmalhalch Architects, Johnson Lyman Architects, Vandertoolen Associates dated received May 7, 2014, on file in the Community Development Department, and other plans, text, and diagrams relating to this Site Development Review, and as specified as the following Conditions of Approval for this project. This approval is subject to adopting the companion General Plan and Specific Plan Amendments and related Planned Development Zoning. 2. Permit Expiration. Construction or use shall PL One Year DMC commence within one (1) year of Permit approval or After Effective 8.96.020. the Permit shall lapse and become null and void. If Date D there is a dispute as to whether the Permit has expired, the City may hold a noticed public hearing to determine the matter. Such a determination may be processed concurrently with revocation proceedings in appropriate circumstances. If a Permit expires, a new application must be made and processed according to the requirements of this Ordinance. 3. Time Extension. The original approving decision- PL Prior to DMC maker may, upon the Applicant's written request for Expiration 8.96.020. an extension of approval prior to expiration, upon Date E the determination that all Conditions of Approval remain adequate and all applicable findings of approval will continue to be met, grant an extension of the approval for a period not to exceed six (6) months. All time extension requests shall be noticed and a public hearing shall be held before the original hearing body. 4. Compliance. The Applicant/Property Owner shall PL Ongoing DMC operate this use in compliance with the Conditions 8.96.020. of Approval of this Site Development Review F Permit, the approved plans and the regulations established in the Zoning Ordinance. Any violation of the terms or conditions specified may be subject to enforcement action. 5. Revocation of Permit. The Site Development PL Ongoing DMC Review approval shall be revocable for cause in 8.96.020.1 accordance with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 6. Requirements and Standard Conditions. The Various Building Standard Applicant/ Developer shall comply with applicable Permit City of Dublin Fire Prevention Bureau, Dublin Public Issuance Works Department, Dublin Building Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 7. Required Permits. Developer shall obtain all PW Building Standard permits required by other agencies including, but Permit not limited to Alameda County Flood Control and Issuance Water Conservation District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. 8. Fees. Applicant/Developer shall pay all applicable Various Building Various fees in effect at the time of building permit issuance, Permit including, but not limited to, Planning fees, Building Issuance fees, Traffic Impact Fees, TVTC fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Fire Facilities Impact fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted and applicable. 9. Indemnification. The Developer shall defend, ADM Ongoing Administra indemnify, and hold harmless the City of Dublin and Lion /City its agents, officers, and employees from any claim, Attorney action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that the Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. 10. Clarification of Conditions. In the event that there PW Ongoing Public needs to be clarification to the Conditions of Works Approval, the Director of Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from impacts to this project. 11. Clean -up. The Applicant/Developer shall be PL Ongoing Planning responsible for clean -up & disposal of project related trash to maintain a safe, clean and litter -free site. 12. Modifications. Modifications or changes to this PL Ongoing DMC Site Development Review approval may be 8.104.100 considered by the Community Development Director if the modifications or changes proposed comply with Section 8.104.100 of the Zoning Ordinance. 13. Lighting. Lighting is required over exterior PL, PW Building Municipal entrances /doors. Exterior lighting used after daylight Permit Code hours shall be adequate to provide for security Issuance needs. PLANNING — PROJECT SPECIFIC 14. Public Art Contribution. Developer shall fulfill the PL Prior to first Project Public Art Contribution through the provision of in- occupancy Specific lieu fees. Prior to the recordation of the final map for the project, Developer shall obtain the total building valuation of the project from the Building Official, and the value of the applicant's required public art project shall be determined by the Community Development Director . Prior to occupancy of the first structure in the project, the Developer shall (a) secure completion of the public art project, in a manner deemed satisfactory by the City Manager; and (b) execute an agreement between the City and the Developer, prior to occupancy of the first structure in the project, which sets forth the ownership, maintenance responsibilities, and insurance coverage for the public art project. 15. Inclusionary Ordinance. In order to comply with PL Prior to first Project Dublin's Inclusionary Zoning Regulations, occupancy Specific Developer proposes to pay $109,573 per unit, for a total of $767,011. Payment will be made in two installments. The first payment of $383,506 will be made prior to the recordation of the first final map establishing the fifty -four (54) residential lots. The second payment of $383,505 will be due at first building permit. 16. Heritage Tree Ordinance. Prior to the issuance of PL Issuance of Project Grading permits, the applicant shall apply for a Grading Specific Heritage Tree Removal Permit in accordance with permits the plans provided herein and in accordance with the requirements of the Heritage Tree Ordinance. 17. Prior to the issuance of grading permits, the PL Issuance of Project Applicant shall pay a fee of $19,000 to be set aside grading Specific for the proposed orchard to be constructed in the permit Heritage Park to mitigate for the loss of the black walnut trees along Donlon Way. 18. Tot Lot. The Applicant shall provide the Tot Lot as PL Occupancy of Project shown in Attachment 3, Tentative Tract Map Tab, 50th home Specific Sheet TM08, prior to the occupancy of the 50th home. 19. The Applicant shall relocate the Murray Green PL Issuance of Project Homes marker to the location shown on the occupancy of Specific Landscape Plans for the Commercial Office the Building (see Attachment 3, Landscape Tab, sheet commercial L1.2) office building LANDSCAPING 20. Final Landscape Construction Documents. The PL Issuance of Standard final planting and irrigation design shall: building permits a. Utilize plant material that will be capable of healthy growth within the given range of soil and climate. b. Coordinate the planting design to reflect the historical character of the architecture with a greater emphasis on informality, scale, form, textural and design hierarchy. c. Provide landscape screening that is of a height and density so that it provides a positive visual impact within three years from the time of planting. d. Provide that 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are a minimum of 5 gallons in size. e. Mitigate for the loss of the existing trees by increasing the size of the boxed street trees along Donlon Way from 24" box to 36" box. f. Provide concrete curbing at the edges of all planters and paving surfaces where applicable. g. That all cut and fill slopes conform to the master vesting tentative map and conditions detailed in the Site Development Review packet. h. That all cut and fill slopes graded and not constructed by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stockpiles of loose soil existing on that date are hydroseeded in a similar manner. i. Specify that the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree, if applicable. j. Include a warranty from the owners and /or contractors to warrant all trees, shrubs and ground cover and the irrigation system for one year from the date of project acceptance by the City. k. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and weed abatement, if applicable. 21. Tree Preservation. Tree preservation techniques, PL Issuance of Standard and guarantees, shall be reviewed and approved the building by the Dublin Planning Division prior to the issuance permit of the building permit. 22. Water Efficient Landscaping Regulations. The PL Issuance of Standard Applicant shall meet all requirements of the City of the building Dublin's Water- Efficient Landscaping Regulations, permit Section 8.88 of the Dublin Municipal Code. 23. Bio- Retention Areas. The designed bio- retention PL Issuance of Standard areas shall be enhanced to create an open space the building landscape that is landscape attractive, conserves permit water, and requires minimal maintenance. 24. Plant Clearances. All trees planted shall meet the PL Issuance of Standard following clearances: the building a. 6' from the face of building walls or roof eaves permit b. 7' from fire hydrants, storm drains, sanitary sewers and /or gas lines C. 5' from top of wing of driveways, mailboxes, water, telephone and /or electrical mains d. 15' from stop signs, street or curb sign returns 20' from either side of a streetlight 25. Irrigation System Warranty. The Applicant shall PL Issuance of Standard warranty the irrigation system and planting for a the building period of one year from the date of installation. The permit Applicant shall submit for the Dublin Community Development Department approval, a landscape maintenance plan for the Common Area landscape including a reasonable estimate of expenses for the first five years. 26. Walls, Fences and Mailboxes. Applicant shall PL Issuance of Standard work with staff to prepare a final wall, fencing and the building mailbox plan that is consistent with Dublin Municipal permit Code and the design character of the architecture. The design of the mailbox station shall be upgraded to provide an enclosure or housing for the gang mailboxes so that they are integrated into the structure. Mailbox locations shall be integrated within the landscape and shall comply with USPS requirements. 27. Sustainable Landscape Practices. The PL Issuance of Standard landscape design shall demonstrate compliance the building with sustainable landscape practices as detailed in permit the Bay- Friendly Landscape Guidelines by earning a minimum of 60 points or more on the Bay - Friendly scorecard, meeting 9 of the 9 required practices and specifying that 75% of the non -turf planting only requires occasional, little or no shearing or summer water once established. Final selection and placement of trees, shrubs and ground cover plants shall ensure compliance with this requirement. Herbaceous plants shall be used along walks to reduce maintenance and the visibility of the sheared branches of woody ground cover plants. Planters for medium sized trees shall be a minimum of six feet wide. Small trees or shrubs shall be selected for planting areas less than six feet wide. 28. Copies of Approved Plans. The Applicant shall PL Construction Standard provide the City with one full size copy, one reduced (1/2 sized) copy and one electronic copy of the approved landscape plans prior to construction. CIVIL CONDITIONS 29. Plans Coordination. Civil Improvement Plans, PL Preparation of Standard Joint Trench Plans, Street Lighting Plans and final grading, Landscape Improvement Plans shall be submitted planting and on the same size sheet and plotted at the same utility plans drawing scale for consistency, improved legibility and interdisciplinary coordination. 30. Utility Placement and Coordination: Utilities shall PL Preparation of Standard be coordinated with proposed tree locations to final grading, eliminate conflicts between trees and utilities. Submit planting and typical utility plans for each house type to serve as a utility plans guide during the preparation of final grading, planting and utility plans. Utilities may have to be relocated in order to provide the required separation between the trees and utilities. The applicant shall submit a final tree /utility coordination plan as part of the construction document review process to demonstrate that this condition has been satisfied. BUILDING 31. Building Codes and Ordinances. All project B Through Standard construction shall conform to all building codes and Completion ordinances in effect at the time of building permit. 32. Retaining Walls. All retaining walls over 30 inches B Through Standard in height and in a walkway shall be provided with Completion guardrails. All retaining walls over 24 inches with a surcharge or 36 inches without a surcharge shall obtain permits and inspections from the Building & Safety Division. 33. Phased Occupancy Plan. If occupancy is B Occupancy of Standard requested to occur in phases, then all physical any affected improvements within each phase shall be required building to be completed prior to occupancy of any buildings within that phase except for items specifically excluded in an approved Phased Occupancy Plan, or minor handwork items, approved by the Department of Community Development. The Phased Occupancy Plan shall be submitted to the Directors of Community Development and Public Works for review and approval a minimum of 45 days prior to the request for occupancy of any building covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all parcels in each phase, and shall substantially conform to the intent and purpose of the subdivision approval. No individual building shall be occupied until the adjoining area is finished, safe, accessible, and provided with all reasonable expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 34. Building Permits. To apply for building permits, B Issuance of Standard Applicant/Developer shall submit five (5) sets of Building construction plans to the Building & Safety Division Permits for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participation non -City agencies prior to the issuance of building permits. 35. Construction Drawings. Construction plans shall B Issuance of Standard be fully dimensioned (including building elevations) building accurately drawn (depicting all existing and permits proposed conditions on site), and prepared and signed by a California licensed Architect or Engineer. All structural calculations shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall be consistent with each other. 36. Air Conditioning Units. Air conditioning units and B Occupancy of Standard ventilation ducts shall be screened from public view Unit with materials compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non - movable materials approved by the Chief Building Official and Director of Community Development. Air conditioning units shall be located such that each dwelling unit has one side yard with an unobstructed width of not less than 36 inches. Air conditioning units shall be located in accordance with the PD text. 37. Temporary Fencing. Temporary Construction B Through Standard fencing shall be installed along the perimeter of all Completion work under construction. 38. Addressing B Standard a) Provide a site plan with the City of Dublin's Prior to address grid overlaid on the plans (1 to 30 release of scale). Highlight all exterior door openings addresses on plans (front, rear, garage, etc.). The site plan shall include a single large format page showing the entire project and individual sheets for each neighborhood. 3 copies on full size sheets and 5 copies reduced sheets. b) Provide plan for display of addresses. The Prior to Building Official shall approve plan prior to permitting issuance of the first building permit. (Prior to permitting) c) Addresses will be required on the front of the dwellings. Addresses are also required near Prior to the garage door opening if the opening is not permitting on the same side of the dwelling as the front door. d) Townhomes / Condos are required to have Occupancy of address ranges posted on street side of the any Unit buildings. e) Address signage shall be provided as per the Occupancy of Dublin Residential Security Code. any Unit f) Exterior address numbers shall be backlight Prior to and be posted in such a way that they may permit be seen from the street. issuance, and through g) Driveways servicing more than one (1) completion individual dwelling unit shall have a minimum of 4 inch high identification numbers, noting Prior to the range of unit numbers placed at the permit entrance to each driveway at a height issuance, and between 36 and 42 inches above grade. The through light source shall be provided with an completion uninterruptible AC power source or controlled only by photoelectric device. 35. Engineer Observation. The Engineer of record B Scheduling Standard shall be retained to provide observation services for the final all components of the lateral and vertical design of frame the building, including nailing, hold- downs, straps, inspection shear, roof diaphragm and structural frame of building. A written report shall be submitted to the City Inspector prior to scheduling the final frame inspection. 36. Foundation. Geotechnical Engineer for the soils B Permit Standard report shall review and approve the foundation issuance design. A letter shall be submitted to the Building Division on the approval. 37. Green Building. B Standard Green Building measures as detailed in the SDR Through package may be adjusted prior to master plan Completion check application submittal with prior approval from the City's Green Building Official provided that the design of the project complies with the City of Dublin's Green Building Ordinance and State Law as applicable. In addition, all changes shall be reflected in the Master Plans. (Through Completion) The Green Building checklist shall be included in First permit the master plans. The checklist shall detail what Green Points are being obtained and where the information is found within the master plans. (Prior to first permit). Prior to each unit final, the project shall submit a Through completed checklist with appropriate verification Completion that all Green Points required by 7.94 of the Dublin Municipal Code have been incorporated. (Through Completion) Homeowner Manual — if Applicant takes advantage Project of this point the Manual shall be submitted to the Green Building Official for review or a third party reviewer with the results submitted to the City. (Project) Landscape plans shall be submitted to the Green Approval of Building Official for review. (Prior to approval of the the landscape plans by the City of Dublin) landscape plans by the City of Dublin Approval of Developer may choose self - certification or the certification by a third party as permitted by the landscape Dublin Municipal Code. Applicant shall inform the plans by the Green Building Official of method of certification City of Dublin prior to release of the first permit in each subdivision / neighborhood. 38. Electronic File. The applicant/developer shall B Issuance of Standard submit all building drawings and specifications for the final this project in an electronic format to the satisfaction occupancy of the Building Official prior to the issuance of building permits. Additionally, all revisions made to the building plans during the project shall be incorporated into an "As Built" electronic file and submitted prior to the issuance of the final occupancy. 39. Copies of Approved Plans. Applicant shall B 30 days after Standard provide City with 2 reduced (1/2 size) copies of the permit and City of Dublin stamped approved plan. each revision issuance 40. Cool Roofs. Flat roof areas shall have their roofing B Through Standard material coated with light colored gravel or painted Completion with light colored or reflective material designed for Cool Roofs. 41. Solar Zone — CA Energy Code. B Through Standard Show the location of the Solar Zone on the site Completion plan. Detail the orientation of the Solar Zone. This information shall be shown in the master plan check on the overall site plan, the individual roof plans and the plot plans. This condition of approval will be waived if the project meets the exceptions provided in the CA Energy Code. 42. Accessible Parking. The required number of B Through Standard parking stalls, the design and location of the Completion accessible parking stalls shall be as required by the CA Building Code. 43. Options. Selected options that affect the square B Through Standard footage of the dwellings shall be listed on the Completion building permit application. Selected options that affect the footprint of the dwelling shall be shown on the plot plan. 44. Fault Zone. Where the fault line setback zone B Through Standard encroaches onto the property the fault line setback Completion zone shall be included on the plot plan. 45. Accessory Structures. A building permit shall be B Through Standard obtained from Building & Safety for all Accessory Completion Structures. 46. Set Back Survey. All buildings within the project B Each footing- Standard shall provide an original letter of certification to the foundation Building Inspector certifying the location of inspection foundation / slab location. The letter shall be stamped and signed by a licensed land surveyor. FIRE 47. All portions of project with connection to open space F Ongoing Standard shall meet Dublin Wildfire Management Plan and California Building Code Chapter 7A construction and landscape requirements. 48. All fire access roads shall have a minimum corner F Ongoing Standard radii of 40' with traffic bulb (96' minimum) and turnaround areas (70' leg minimum) that shall meet current Alameda County Fire Department requirements. 49. In accordance with the adopted Dublin Fire Code F Ongoing Standard Ordinance, fire sprinklers shall be installed in all buildings. The system shall be in accordance with the NFPA 13 / 13R / 13D, the CA Fire Code, the CA Building Code and The CA Residential Code. 50. Project Fire Access shall comply with 2013 F Ongoing Standard California Fire Code Appendix D105 -107. 51. Site Plan. F Ongoing Project The site plan needs to show sufficient detail to Specific reflect an accurate and detailed layout of the site for review and record purposes. The site plan will need a scale that will allow sufficient details for review purposes and include, but not be limited to the following: • The site parking, fire lane locations and turnarounds. • Location of all fire appliances including fire hydrants, fire connections, fire sprinkler risers, and fire control valves. • The location of any overhead obstructions and their clearances • The location of property lines and assumed property lines between buildings on the same property as well as any easements. The site plan will also need to note the location and distance of fire hydrants that are along the property frontage as well as the closest hydrants to each side of the property that are located along the access roads that serves the property. In addition, the improved face of curb to face of curb or edge of pavement width of the access road that serves the property will need to be noted. 52. Fire Access. F Ongoing Project Fire access is required to be approved all- weather Specific access. Show on the plans the location of the all- weather access and a description of the construction. Access road must be designed to support the imposed loads of fire apparatus. Fire apparatus roadways shall have a minimum unobstructed width of 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches. Roadways under 36 feet wide shall be posted with signs or shall have red curbs painted with labels on one side; roadways under 28 feet wide shall be posted with signs or shall have red curbs painted with labels on both sides of the street as follows: "NO STOPPING FIRE LANE - CVC 22500.1 ". 1. Fire apparatus roadways must extend to within 150 ft. of the most remote first floor exterior wall of any building. 2. The maximum grade for a fire apparatus roadway is 12 %. PUBLIC WORKS 3. 3. Fire apparatus roadways in excess of 150 feet in length must make provisions for approved apparatus turnarounds. 55. Ownership and Maintenance of Improvements. PW 53. Hydrants & Fire Flows. F Ongoing Project and Ongoing Show the location of any on -site fire hydrants and Developer shall submit an "Ownership and Specific any fire hydrants that are along the property Maintenance" exhibit indicating ownership and frontage as well as the closest hydrants to each maintenance responsibilities for the project street, side of the property that are located along the common area parcels and open space access roads that serves this property. Provide a improvements. The "Ownership and Maintenance" letter from the water company indicating what the exhibit shall be subject to review and approval by available fire flow is to this property. the City Engineer. 54. Gate Approvals. F Ongoing Project First Final Fencing and gates that cross pedestrian access Specific and exit paths as well as vehicle entrance and exit roads need to be approved for fire department access and egress as well as exiting provisions where such is applicable. Plans need to be submitted that clearly show the fencing and gates and details of such. This should be clearly incorporated as part of the site plan with details provided as necessarv. PUBLIC WORKS 55. Ownership and Maintenance of Improvements. PW Final Map Public Prior to approval of the first Final Map, the and Ongoing Works Developer shall submit an "Ownership and Maintenance" exhibit indicating ownership and maintenance responsibilities for the project street, common area parcels and open space improvements. The "Ownership and Maintenance" exhibit shall be subject to review and approval by the City Engineer. 56. Landscape Features within Public Right of Way. PW First Final Public The Developer shall enter into an "Agreement for Long Term Encroachments" with the City to allow the Homeowner's Association to maintain the sidewalk, parking, landscape and decorative features within public Right of Way including frontage landscaping, decorative pavements and special features (i.e., walls, portals, benches, etc.) as generally shown on the Site Development Review package. The Agreement shall identify the ownership of the special features and maintenance responsibilities. The Homeowner's Association will be responsible for maintaining the surface of all decorative pavements including restoration required as the result of utility repairs. Map; Modify with Successive Final Maps Works 57. Covenants, Conditions and Restrictions PW First Final Public (CC &Rs). A Homeowners Association shall be Map; Modify Works formed by recordation of a declaration of with Covenants, Conditions, and Restrictions to govern Successive use and maintenance of the landscape features, Final Maps decorative pavement and other features within the public right of way contained in the Agreement for Long Term Encroachments; all open space and common area landscaping; and all stormwater treatment measures. Said declaration shall set forth the Association name, bylaws, rules and regulations. The CC &Rs shall also contain a provision that prohibits the amendment of those provisions of the CC &Rs requested by City without the City's approval. The CC &Rs shall ensure that there is adequate provision for the maintenance, in good repair and on a regular basis, of all private streets, alleyways and motor courts; landscaping & irrigation; decorative pavements; median islands; fences, walls; drainage and stormwater treatment features; lighting; signs and other related improvements. The CC &Rs shall also contain all other items required by these conditions. The Developer shall submit a copy of the CC &R document to the City for review and approval. 58. Donlon Way. Developer shall install complete PW Final Map Public roadway and utility improvements along the Works project's Donlon Way frontage as shown on the Tentative Map. Required roadway and utility improvements on Donlon Way shall include, but are not limited to the installation of curb, gutter, sidewalk, curb ramps, driveways, drainage structures, street trees, utilities, street lights, and fire hydrants. Between Street A and Dublin Boulevard, the project shall install a 5' wide monolithic sidewalk. South of Street A, the project shall install a 6' (inclusive of curb width) landscape strip and a 4' sidewalk. 59. Donlon Way Pubic Pedestrian Access and PW Final Map Public Sidewalk Easements. Five foot by five foot (5'x5') Works "turnaround" areas shall be provided along the new Donlon Way public sidewalk at intervals of no less than two hundred feet (200') as shown on the Tentative Map to meet current accessibility requirements. Public Pedestrian Access and Sidewalk Easements shall be dedicated over those areas of sidewalk located outside of the public right - of -way needed to provide the required "turnaround" areas. 60. Donlon Way Landscape Planters. Seven foot (7') PW Final Map Public deep landscape planter "pop- outs" shall be Works constructed as shown on the Tentative Map to facilitate the planting of street trees. The minimum curb -to -curb width shall be twenty feet (20') at the landscape planter "pop -out" fronting Units 1 and 2. 61. Donlon Way Parking. Parallel parking stalls shall PW Final Map Public be provided between the landscape planter "pop- Works outs" as shown on the Tentative Map. The seven foot (7') wide parking aisle shall be paved in concrete and designed using a "reverse crown" draining to a valley gutter along the travel way in order to minimize the amount of debris that may accumulate in the "corners" of the landscape planter "pop -out" curb line. If the City determines that the accumulation of debris within the "pop -out" curb line reaches a level where it becomes a nuisance to the general public, the Homeowners Owners' Association (HOA) shall cause the removal of such debris as part of their "Agreement for Long Term Encroachments" with the City. All concrete paving within the parking aisles shall be maintained by the HOA. 62. Donlon Way Parking Restrictions. The PW Final Map Public Developer shall install "No Parking" signs along the Works east side of Donlon Way north of Street A. Final sign locations shall be coordinated with and approved by the City Traffic Engineer. 63. Donlon Way Overhead Utilities. The Developer PW Final Map Public shall underground the existing overhead utility lines Works along the east side of Donlon Way fronting the project, including existing overhead service lines to parcels on the east side of Donlon Way. 64. Donlon Way Right of Way Vacation. Private PW Final Map Public improvements such fences, gates, trellises, etc. Works such as those as shown on Sheet L -2 of the Site Development Review will not be allowed within the public right -of -way. In order to facilitate the construction of the proposed private improvements, the Developer shall petition the City to vacate approximately five feet (5) of right -of -way such that the new right -of -way line for Donlon Way is aligned with the new back -of- sidewalk. Right -of -way vacation procedures shall be per the guidelines outlined in the California Streets & Highways Code. If vacation of the public right -of -way is not approved, the proposed private improvements shall be redesigned in order to remove all such encroachments into the public right -of -way. 65. Public Service Easements. Public service PW In conjunction Public easement(s) shall be dedicated along the Donlon with first final Works Way frontage of the project to allow for the proper map or by placement of public utility vaults, boxes, separate appurtenances or similar items behind the back -of- instrument sidewalk. Private improvements such as fences, gates or trellises shall not be located within the public service easements. 66. Intersection Sight Distance: On- street parking PW First Final Public shall be restricted within the triangles created by the Map Works Safe Stopping Sight Distance zones (Visibility Zones) at the project entrance. In addition, all landscaping and architectural features shall be no more than 30- inches tall inside the Visibility Zones at the project entrances. The Visibility Zones shall be determined by the traffic analysis and shall be based on a 30 MPH on Donlon Way. The traffic analysis shall be reviewed and approved by the Traffic Engineer. 67. Private street and common area subdivision PW First Final Public improvements. Common area improvements, Map Works private streets, private alleys and all other subdivision improvements owned or maintained by the homeowners' owners association are subject to review and approval by the City Engineer prior to Final Map approval and shall be included in the Tract Improvement Agreement. Such improvements include, but are not limited to: curb & gutter, pavement areas, sidewalks, access ramps & driveways; enhanced street paving; parking spaces; street lights (wired underground) and appurtenances; drainage facilities; utilities; landscape and irrigation facilities; open space landscaping; stormwater treatment facilities; striping and signage; and fire hydrants. 68. Private Street Easements and Sidewalk PW First Final Public Improvements. Five foot by five foot (5'x5') Map Works "turnaround" areas shall be provided along all private sidewalks internal to the project at intervals of no less than two hundred feet (200') as shown on the Sheet TM04 of the Tentative Map to meet current accessibility requirements. Private Pedestrian Access Easements shall be dedicated over those areas of sidewalk needed to provide the required "turnaround" areas. 69. Private Street Easements. Public Utility PW First Final Public Easements (PUE), Sanitary Sewer Easements Map Works (SSE) and Water Line Easements (WLE) shall be established over all private streets within the subdivisions. The PUE, SSE and WLE dedication statements on the Final Map are to recite that the easements are available for, but not limited to, the installation, access and maintenance of sanitary and storm sewers, water, electrical and communication facilities. Project entry monument signs and walls shall not be located within these easements. 70. Private Street Easements. The Developer shall PW First Final Public dedicate Emergency Vehicle Access Easements Map Works (EVAE) over the clear pavement width of all private streets and alleys. Easement geometry shall be subject to the approval of the City Engineer and Fire Marshall. 71. Monuments. Final Maps shall include private street PW First Final Public monuments to be set in all private streets. Private Map Works street monuments shall be set at all intersections and as determined by the City Engineer. 72. Decorative Pavement: Decorative pavers, PW First Final Public stamped concrete or other similar non - standard Map and Works pavement sections shall not be installed on any Ongoing public street, unless the design and location is reviewed and approved by the City Engineer. In any case, decorative pavement (pavers or similar non- standard pavement sections) shall not be installed over traffic detector loops, inside crosswalks or within thirty feet (30') of any crosswalk or STOP bar. 73. Curb Ramps: Curb ramp layouts are not approved PW First Final Public at this time. The number, location and layout of all Map and Works curb ramps shall be reviewed and approved by the Ongoing City Engineer with the Improvement Plans associated with each Final Map. All pedestrian ramps shall be designed and constructed to provide direct access to marked or unmarked crosswalks. Each pedestrian ramp shall be oriented such that it is aligned and parallel to the marked or unmarked crosswalk it is intended to serve. Pedestrian ramps serving more than one marked or unmarked crosswalk shall not be provided, unless specifically approved by the City Engineer. 74. Stormwater Management: The provided PW First Final Public Stormwater Management Plan, Sheet TM07 of the Map and Works Tentative Map, prepared by Carlson, Barbee and Ongoing Gibson, Inc., dated May 7, 2014 is approved in concept only, except as noted below. The final Stormwater Management Plan is subject to City Engineer approval prior to approval of the Tract Improvement Plans. Approval is subject to the developer providing the necessary plans, details, and calculations that demonstrate the plan complies with the standards issued by the San Francisco Bay Regional Water Quality Control Board. 75. Trash Capture: The project Stormwater PW First Final Public Management Plan shall incorporate trash capture Map and Works measures such as inlet filters or hydrodynamic Ongoing separator units to address the requirements of Provision C.10 of the Regional Water Quality Control Board (RWQCB) Municipal Regional Permit (MRP) to the satisfaction of the City Engineer. 76. Storm Water Treatment Measures Maintenance PW First Final Public Agreement. Developer shall enter into an Map and Works Agreement with the City of Dublin that guarantees Ongoing the property owner's perpetual maintenance obligation for all stormwater treatment measures installed as part of the project. Said Agreement is required pursuant to Provision C.3 of the Municipal Regional Stormwater NPDES Permit, Order No. R2- 2009 -0074. Said permit requires the City to provide verification and assurance that all treatment devices will be properly operated and maintained. The Agreement shall be recorded against the property and shall run with the land. 77. Stormwater Source Control. "No Dumping Drains PW First Final Public to Bay" storm drain medallions per City Standard Map and Works Detail CD -704 shall be placed on all public and Ongoing private storm drain inlets. 78. Trash Enclosures. Trash enclosure(s) conforming PW Site Public to the City of Dublin Trash Enclosure Ordinance Improvement Works (Chapter 7.98 of the Dublin Municipal Code) shall Plans for be installed for each of the office and retail uses Retail and associated with the project. The concrete apron Office uses shall extend a minimum ten feet from the enclosure pad and be the width of the enclosure opening. The enclosure shall have a drain connected to the sanitary sewer. A hose bib shall be available for periodic wash down. The area around and inside the enclosure must be lit with a minimum of one - foot candle. The trash enclosure shall be architecturally designed to be compatible with the building. The doors must be designed with self - closing gates that can be locked closed and can also be held open with pin locks during loading. All trash bins used for this site shall be maintained within the trash bin enclosure(s) at all times. The enclosure shall have accessible route and entrance door. The Developer shall coordinate with the City's franchise waste hauler (Amador Valley Industries) to determine the proper size and location of all trash enclosures. 79. Utilities. All new utility service connections, PW First Final Public including electrical and communications, shall be Map and Works installed underground. Electrical transformers shall Ongoing be installed in underground vaults within an appropriate utility easement or public service easement. 80. Landscape Plans. Developer shall submit design PW First Final Public development Landscape Plans with the first plan Map and Works check for the street improvement plans and final Ongoing map for each respective tract. The Landscape Plans shall show details, sections and supplemental information as necessary for design coordination of the various civil design features and elements including utility location to the satisfaction of the City Engineer. Complete Landscape Plans shall be concurrently approved with the Tract Improvement Agreement and Final Map. 81. Street Light and Joint Trench Plans. Streetlight PW First Final Public Plans and Joint Trench Plans shall be submitted Map and Works with the first plan check for the street improvement Ongoing plans and final map for each respective tract. The final streetlight plan and joint trench plan shall be completed prior to Final Map approval for each respective subdivision. 82. Geotechnical Report: The Developer shall submit PW Issuance of Public a design level geotechnical investigation report Grading Works defining and delineating any seismic hazard. The Permits or report shall be prepared in accordance with First Final guidelines published by the State of California. The Map report is subject to review and approval by a City selected peer review consultant prior to the approval of the Final map. The applicant shall pay all costs related to the required peer review. The recommendations of those geotechnical reports shall be incorporated into the project plans subject to the approval of the City Engineer. 83. Fault Setback. The project site is located in an PW Final Map, Public Earthquake Fault Hazard Zone according to maps Issuance of Works released by the State of California. The earthquake Building fault zone shall be clearly delineated on the Final Permits and Map. Per the "Updated Fault Rupture Hazard Ongoing Investigation, Heritage Park Residential Development' prepared by Stevens, Ferrone & Bailey Engineering Company, Inc. dated June 26, 2013, all habitable structures within the proposed development shall be set back a minimum of twenty five feet (25') from the active fault trace. 84. Fault Hazard Zone. The CC &Rs for the project PW Final Map Public shall include a disclosure statement to all property approval Works owners indicating that the project site is located within an earthquake fault hazard zone and seismic hazard zone for liquefaction. The disclosure statement shall indicate that the buildings have been designed to current code requirements The disclosure statement shall also indicate that the buildings, site improvements, and utilities are subject to damage during an earthquake and that the buildings may be uninhabitable after an earthquake. This CC &R disclosure statement is subject to review and approval of the City Engineer prior to final map approval. 85. Soils Report. The Developer shall submit a PW Issuance of Public detailed soils report prepared by a qualified Grading Works engineer, registered with the State of California. Permits or The required report shall include recommendations First Final regarding pavement sections for all project streets Map including all perimeter streets and internal public /private streets. Grading operations shall be in accordance with recommendations contained in the required soils report and grading shall be supervised by an engineer registered in the State of California to do such work. 86. Geotechnical Engineer Review and Approval. PW Issuance of Public The Project Geotechnical Engineer shall be Grading Works retained to review all final grading plans and Permits or specifications. The Project Geotechnical Engineer First Final shall approve all grading plans prior to City approval Map and issuance of grading permits. 87. Grading. The disposal site and haul truck route for PW Issuance of Public any off -haul dirt materials shall be subject to the Grading Works review and approval by the City Engineer prior to Permits or the approval the improvement plans or issuance of First Final a Grading Permit. If the Developer does not own Map the parcel on which the proposed disposal site is located, the Developer shall provide the City with a Letter of Consent, signed by the current owner, approving the placement of off -haul material on their parcel. A grading plan may be required for the placement of the off -haul material. 88. Dust Control /Street Sweeping. The Developer PW Ongoing Public shall provide adequate dust control measures at all Works times during the grading and hauling operations. All trucks hauling export and import materials shall be provided with tarp cover at all times. Spillage of haul materials and mud - tracking on the haul routes shall be prevented at all times. Developer shall be responsible for sweeping of streets within, surrounding and adjacent to the project if it is determined that the tracking or accumulation of material on the streets is due to its construction activities. 89. Underground Obstructions. Prior to demolition, PW Issuance of Public excavation and grading on any portion of the project Grading Works site, all underground obstructions (i.e., debris, Permits or septic tanks, fuel tanks, barrels, chemical waste) First Final shall be identified and removed pursuant to Federal, Map State and local regulations and subject to the review and approval by the City. Excavations shall be properly backfilled using structural fill, subject to the review and approval of the City Engineer. 90. Resource Agency Permits: Prior to the start of PW Issuance of Public any grading of the site as necessary, permits shall Grading Works be obtained from the US Army Corps of Engineers, Permit the San Francisco Bay Regional Water Quality Control Board, the State of California Department of Fish and Game, and the US Fish and Wildlife Service for the grading or alteration of wetland areas within the site, if applicable. The project shall be modified as needed to respond to the conditions of the permits. PUBLIC WORKS STANDARD CONDITIONS OF APPROVAL, 91. Developer shall comply with the City of Dublin PW Ongoing Standard Public Works Standard Conditions of Approval ( "Standard Condition ") unless specifically modified by Project Specific Conditions of Approval above. 92. The Developer shall comply with the Subdivision PW Ongoing Standard Map Act, the City of Dublin Subdivision, and Grading Ordinances, the City of Dublin Public Works Standards and Policies, the most current requirements of the State Code Title 24 and the Americans with Disabilities Act with regard to accessibility, and all building and fire codes and ordinances in effect at the time of building permit. All public improvements constructed by Developer and to be dedicated to the City are hereby identified as "public works" under Labor Code section 1771. Accordingly, Developer, in constructing such improvements, shall comply with the Prevailing Wage Law (Labor Code. Sects. 1720 and following). 93. In the event that there needs to be clarification to PW Ongoing Standard these Conditions of Approval, the Director of Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from impacts of this project. 94. If there are conflicts between the Tentative Map PW Ongoing Standard approval and the SDR approval pertaining to mapping or public improvements the Tentative Map shall take precedent. AGREEMENTS AND BONDS 95. The Developer shall enter into a Tract Improvement PW First Final Standard Agreement with the City for all public improvements Map and including any required offsite storm drainage or Successive roadway improvements that are needed to serve Maps the Tract that have not been bonded with another Tract Improvement Agreement. 96. The Developer shall provide performance (100 %), PW First Final Standard and labor & material (100 %) securities to guarantee Map and the tract improvements, approved by the City Successive Engineer, prior to execution of the Tract Maps Improvement Agreement and approval of the Final Map. (Note: Upon acceptance of the improvements, the performance security may be replaced with a maintenance bond that is 25% of the value of the performance security.) FEES 97. The Developer shall pay in -lieu fees in the amounts PW Prior to Each Standard and at the times set forth in City of Dublin Final Map Resolution No. 214 -02, or in any resolution revising these amounts and as implemented by the Administrative Guidelines adopted by Resolution 195 -99. PERMITS 98. Developer shall obtain an Encroachment Permit PW Prior to Start Standard from the Public Works Department for all of Work construction activity within the public right -of -way of any street where the City has accepted the improvements. The encroachment permit may require surety for slurry seal and restriping. At the discretion of the City Engineer an encroachment for work specifically included in an Improvement Agreement may not be required. 99. Developer shall obtain a Grading /Sitework Permit PW Prior to Start Standard from the Public Works Department for all grading of Work and private site improvements that serves more than one lot or residential condominium unit. SUBMITTALS 100. All submittals of plans and Final Maps shall comply PW Approval of Standard with the requirements of the "City of Dublin Public Improvement Works Department Improvement Plan Submittal Plans or Final Requirements ", and the "City of Dublin Map Improvement Plan Review Check List ". 101. The Developer will be responsible for submittals PW Approval of Standard and reviews to obtain the approvals of all Improvement participating non -City agencies. The Alameda Plans or Final County Fire Department and the Dublin San Ramon Map Services District shall approve and sign the Improvement Plans. 102. Developer shall submit a Geotechnical Report, PW Approval of Standard which includes street pavement sections and Improvement grading recommendations. Plans, Grading Plans, or Final Map 103. Developer shall provide the Public Works PW Acceptance of Standard Department a digital vectorized file of the "master" improvements CAD files for the project when the Final Map has and Release been approved. Digital raster copies are not of Bonds acceptable. The digital vectorized files shall be in AutoCAD 14 or higher drawing format. Drawing units shall be decimal with the precision of the Final Map. All objects and entities in layers shall be colored by layer and named in English. All submitted drawings shall use the Global Coordinate System of USA, California, NAD 83 California State Plane, Zone III, and U.S. foot. FINAL MAP 104. All Final Maps shall be substantially in accordance PW Approval of Standard with the Tentative Maps approved with this Final Map application, unless otherwise modified by these conditions. Multiple final maps may be filed in phases, provided that each phase is consistent with the tentative map, that phasing progresses in an orderly and logical manner and adequate infrastructure is installed with each phase to serve that phase as a stand -alone project that is not dependent upon future phasing for infrastructure. 105. All rights -of -way and easement dedications required PW Approval of Standard by the Tentative Map shall be shown on the Final Final Map Map. 106. Any phasing of the final mapping or improvements PW Approval of Standard of a Tentative Map is subject to the approval and Final Map conditions of the City Engineer. 107. Street names shall be assigned to each PW Approval of Standard public /private street pursuant to Municipal Code Final Map Chapter 7.08. The approved street names shall be indicated on the Final Map. 108. All Final Maps shall include street monuments to be PW Monuments to Standard set in all public streets. be Shown on Final Map and Installed Prior to Acceptance of improvements EASEMENTS 109. The Developer shall obtain abandonment from all PW Approval of Standard applicable public agencies of existing easements Improvement and right of ways that will no longer be used. Plans or Appropriate Final Map 110. The Developer shall acquire easements, and /or PW Approval of Standard obtain rights -of -entry from the adjacent property Improvement owners for any improvements on their property. The Plans or easements and /or rights -of -entry shall be in writing Appropriate and copies furnished to the City Engineer. Final Map GRADING 111. The Grading Plan shall be in conformance with the PW Approval of Standard recommendations of the Geotechnical Report, the Grading approved Tentative Map and /or Site Development Plans or Review, and the City design standards & Issuance of ordinances. In case of conflict between the soil Grading engineer's recommendations and City ordinances, Permits, and the City Engineer shall determine which shall apply. Ongoing 112. A detailed Erosion Control Plan shall be included PW Approval of Standard with the Grading Plan approval. The plan shall Grading include detailed design, location, and maintenance Plans or criteria of all erosion and sedimentation control Issuance of measures. Grading Permits, and Ongoing 113. Tiebacks or structural fabric for retaining walls shall PW Approval of Standard not cross property lines, or shall be located a Grading minimum of 2' below the finished grade of the upper Plans or lot. Issuance of Grading Permits, and Ongoing 114. Slope bank along public streets shall be no steeper PW Approval of Standard than 3:1 unless shown otherwise on the Tentative Grading Map Grading Plan exhibits. The toe of any slope Plans or along public streets shall be one foot back of Issuance of walkway. The top of any slope along public streets Grading shall be three feet back of walkway. Minor Permits, and exception may be made in the above slope design Ongoing criteria to meet unforeseen design constraints subject to the approval of the City Engineer. IMPROVEMENTS 115. The public improvements shall be constructed PW Approval of Standard generally as shown on the Tentative Map and /or Improvement Site Development Review. However, the approval Plans or Start of the Tentative Map and /or Site Development of Review is not an approval of the specific design of Construction, the drainage, sanitary sewer, water, and street and Ongoing improvements. 116. All public improvements shall conform to the City of PW Approval of Standard Dublin Standard Plans and design requirements Improvement and as approved by the City Engineer. Plans or Start of Construction, and Ongoing 117. Public streets shall be at a minimum 1% slope with PW Approval of Standard minimum gutter flow of 0.7% around bumpouts. Improvement Private streets and alleys shall be at minimum 0.5% Plans or Start slope. of Construction, and Ongoing 118. Curb Returns on arterial and collector streets shall PW Approval of Standard be 40 -foot radius, all internal public streets curb Improvement returns shall be minimum 30 -foot radius (36 -foot Plans or Start with bump outs) and private streets /alleys shall be a of minimum 20 -foot radius, or as approved by the City Construction, Engineer. Curb ramp locations and design shall and Ongoing conform to the most current Title 24 and Americans with Disabilities Act requirements and as approved by the City Traffic Engineer. 119. Any decorative pavers /paving installed within City PW Approval of Standard right -of -way shall be done to the satisfaction of the Improvement City Engineer. Where decorative paving is installed Plans or Start at signalized intersections, pre- formed traffic signal of loops shall be put under the decorative pavement. Construction, Decorative pavements shall not interfere with the and Ongoing placement of traffic control devices, including pavement markings. All turn lane stripes, stop bars and crosswalks shall be delineated with concrete bands or color pavers to the satisfaction of the City Engineer. Maintenance costs of the decorative paving shall be the responsibility of the Homeowners Association. 120. The Developer shall install all traffic signs and PW Occupancy of Standard pavement marking as required by the City Engineer. Units or Acceptance of Improvements 121. Street light standards and luminaries shall be PW Occupancy of Standard designed and installed per approval of the City Units or Engineer. The maximum voltage drop for Acceptance of streetlights is 5% Improvements 122. The Developer shall construct bus stops and PW Occupancy of Standard shelters at the locations designated and approved Units or by the LAVTA and the City Engineer. The Acceptance of Developer shall pay the cost of procuring and Improvements installing these improvements if applicable. 123. Developer shall construct all potable and recycled PW Occupancy of Standard water and sanitary sewer facilities required to serve Units or Acceptance of the project in accordance with DSRSD master Improvements plans, standards, specifications and requirements. 124. Fire hydrant locations shall be approved by the PW Occupancy of Standard Alameda County Fire Department. A raised reflector Units or blue traffic marker shall be installed in the street Acceptance of opposite each hydrant. Improvements 125. The Developer shall furnish and install street name PW Occupancy of Standard signs for the project to the satisfaction of the City Units or Engineer. Acceptance of Improvements 126. Developer shall construct gas, electric, cable TV PW Occupancy of Standard and communication improvements within the Units or fronting streets and as necessary to serve the Acceptance of project and the future adjacent parcels as approved Improvements by the City Engineer and the various Public Utility agencies. 127. All electrical, gas, telephone, and Cable TV utilities, PW Occupancy of Standard shall be underground in accordance with the City Units or policies and ordinances. All utilities shall be located Acceptance of and provided within public utility easements and Improvements sized to meet utility company standards. 128. All utility vaults, boxes and structures, unless PW Occupancy of Standard specifically approved otherwise by the City Units or Engineer, shall be underground and placed in Acceptance of landscape areas and screened from public view. Improvements Prior to Joint Trench Plan approval, landscape drawings shall be submitted to the City showing the location of all utility vaults, boxes and structures and adjacent landscape features and plantings. The Joint Trench Plans shall be signed by the City Engineer prior to construction of the joint trench improvements. CONSTRUCTION 129. The Erosion Control Plan shall be implemented PW Ongoing as Standard between October 15th and April 15th unless Needed otherwise allowed in writing by the City Engineer. The Developer will be responsible for maintaining erosion and sediment control measures for one year following the City's acceptance of the subdivision improvements. 130. If archaeological materials are encountered during PW Ongoing as 1993 construction, construction within 100 feet of these Needed EDEIR materials shall be halted until a professional MM Archaeologist who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures. 131. Construction activities, including the maintenance PW Ongoing as Standard and warming of equipment, shall be limited to Needed Monday through Friday, and non -City holidays, between the hours of 7:30 a.m. and 5:30 p.m. except as otherwise approved by the City Engineer. Extended hours or Saturday work will be considered by the City Engineer on a case -by -case basis. 132. Developer shall prepare a construction noise PW Start of Standard management plan that identifies measures to be Construction; taken to minimize construction noise on surrounding Implementati developed properties. The plan shall include hours on Ongoing of construction operation, use of mufflers on as Needed construction equipment, speed limit for construction traffic, haul routes and identify a noise monitor. Specific noise management measures shall be provided prior to project construction. 133. Developer shall prepare a plan for construction PW Start of Standard traffic interface with public traffic on any existing Construction; public street. Construction traffic and parking may Implementation be subject to specific requirements by the City Ongoing as Engineer. Needed 134. The Developer shall be responsible for controlling PW Ongoing Standard any rodent, mosquito, or other pest problem due to construction activities. 135. The Developer shall be responsible for watering or PW Start of Standard other dust - palliative measures to control dust as Construction; conditions warrant or as directed by the City implementation Engineer. Ongoing as Needed 136. The Developer shall provide the Public Works PW Issuance of Standard Department with a letter from a registered civil Building engineer or surveyor stating that the building pads Permits or have been graded to within 0.1 feet of the grades Acceptance of shown on the approved Grading Plans, and that the Improvements top & toe of banks and retaining walls are at the locations shown on the approved Grading Plans. NPDES 137. Prior to any clearing or grading, the Developer shall PW Prior to Start Standard provide the City evidence that a Notice of Intent of Any (NOI) has been sent to the California State Water Construction Resources Control Board per the requirements of Activities the NPDES. A copy of the Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the Public Works Department and be kept at the construction site. 138. The Storm Water Pollution Prevention Plan PW SWPPP to be Standard (SWPPP) shall identify the Best Management Prepared Prior Practices (BMPs) appropriate to the project to Approval of construction activities. The SWPPP shall include Improvement the erosion control measures in accordance with Plans; the regulations outlined in the most current version Implementation of the ABAG Erosion and Sediment Control Prior to Start of Handbook or State Construction Best Management Construction Practices Handbook. The Developer is responsible and Ongoing as for ensuring that all contractors implement all storm Needed water pollution prevention measures in the SWPPP. DSRSD 139. Prior to issuance of any building permit, complete DSR Issuance of Standard improvement plans shall be submitted to DSRSD building permit that conform to the requirements of the Dublin San Ramon Services District Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities ", all applicable DSRSD Master Plans and all DSRSD policies. 140. All mains shall be sized to provide sufficient DSR Issuance of Standard capacity to accommodate future flow demands in building addition to each development project's demand. permit Layout and sizing of mains shall be in conformance with DSRSD utility master planning. 141. Sewers shall be designed to operate by gravity flow DSR Issuance of Standard to DSRSD's existing sanitary sewer system. building Pumping of sewage is discouraged and may only permit be allowed under extreme circumstances following a case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20 year maintenance costs as well as other conditions within a separate agreement with the applicant for any project that requires a pumping station. 142. Domestic and fire protection waterline systems for DSR Issuance of Standard Tracts or Commercial Developments shall be building designed to be looped or interconnected to avoid permit dead end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. 143. DSRSD policy requires public water and sewer lines DSR Issuance of Standard to be located in public streets rather than in off- building street locations to the fullest extent possible. If permit unavoidable, then public sewer or water easements must be established over the alignment of each public sewer or water line in an off - street or private street location to provide access for future maintenance and /or replacement. 144. Prior to approval by the City of a grading permit or a DSR Approval of Standard site development permit, the locations and widths of grading permit all proposed easement dedications for water and sewer lines shall be submitted to and approved by DSRSD. 145. All easement dedications for DSRSD facilities shall DSR Dedication on Standard be by separate instrument irrevocably offered to final map DSRSD or by offer of dedication on the Final Map. 146. Prior to approval by the City for Recordation, the DSR Final map Standard Final Map shall be submitted to and approved by DSRSD for easement locations, widths, and restrictions. 147. Prior to issuance by the City of any Building Permit DSR Issuance of Standard or Construction Permit by the Dublin San Ramon building permit Services District, whichever comes first, all utility connection fees including DSRSD and Zone 7, plan checking fees, inspection fees, connection fees, and fees associated with a wastewater discharge permit shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Code. 148. Prior to issuance by the City of any Building Permit DSR Issuance of Standard or Construction Permit by the Dublin San Ramon building permit Services District, whichever comes first, all improvement plans for DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans shall contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, the applicant shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a performance bond, a one -year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. 149. No sewer line or waterline construction shall be DSR Issuance of Standard permitted unless the proper utility construction building permit permit has been issued by DSRSD. A construction permit will only be issued after all of the items in Condition No. 138 have been satisfied. 150. The applicant shall hold DSRSD, it's Board of DSR Issuance of Standard Directors, commissions, employees, and agents of building DSRSD harmless and indemnify and defend the permit same from any litigation, claims, or fines resulting from the construction and completion of the project. 151. Improvement plans shall include recycled water DSR Issuance of Standard improvements as required by DSRSD. Services for building landscape irrigation shall connect to recycled water permit mains. Applicant must obtain a copy of the DSRSD Recycled Water Use Guidelines and conform to the requirements therein. 152. Due to the emergency water condition in the State DSR Issuance of Special of California, absolutely no potable water will be building condition allowed for construction use grading during this permit project. PASSED, APPROVED, AND ADOPTED this day of , 2014 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G:IPk20131PLPA- 2013 -00002 Heritage Park Office GPAIPC Mtg 6.10.141CC Reso Heritage SDR VTM 6.10.14.docx � U vi F as ��} z °z a }4yQ��y+h _ N z° W o a zz 4 o a s 0. 0. -+ -- N M � ✓t 1� �. O O O O O O O O O x a a c wi w v1Q w W z �Ea o w a a a a oe R R o O w O E < E �Z z z oo���Zd'oo U_ W WC� C7 rW O O O zaZa zaU U < o OR 0. 0. 0. 0. 0. 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N N ,6 e � � 'fS r _ ,f HAMS ul tj 1 Avg -- in - az w N 3 w a s g r3 z I � I �y �a om �o 00 z o � H oo a �Fo Z W � s conN N mr" w o 0 Q � � avo�f � IVo " ;o W �.:. 1 I < _60k - _�7 h ' a .00 '°S�M.9Y.S4Bl� M z I a pF o� N� .S'f C'4 140 b GO L ao Ll N • M z i m �� ,s•ti i .S'i oo � � ,� � N Si 9 ,BZ Y g X64 \ J J J J J J J J o w . N N ,6 e � � 'fS r _ ,f HAMS ul tj 1 Avg -- in - ORDINANCE NO. XX - 14 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * * * * * * * * * * * * * * * * ** APPROVING A DEVELOPMENT AGREEMENT BETWEEN THE CITY OF DUBLIN AND BATES STRINGER VENTURES FOR THE HERITAGE PARK PROJECT PLPA 2013 -00002 THE DUBLIN CITY COUNCIL DOES ORDAIN AS FOLLOWS: Section 1. RECITALS A. The Applicant, Bates Stringer Ventures, proposes to demolish an existing 110,000 square foot office complex and develop 54 small -lot single family homes and a two -story 14,000 square foot office building on approximately 6.6 acres in the Dublin Village Historic Area Specific Plan ( "Specific Plan ") area. The project proposes a General Plan and Specific Plan Amendment to change the land use designations on a 5.94 acre portion of the site from Retail /Office (RO) to Medium Density Residential (MDR), and proposes a PD- Planned Development rezoning with Stage 1 and Stage 2 Development Plan, Site Development Review, Vesting Tentative Map and Development Agreement for the entire 6.6 acre site. The proposed development and applications are collectively known as the "Project "; related approvals of the applications are collectively known as the "Project Approvals "; and B. The Project site is located at 11875 Dublin Boulevard, west of San Ramon Road; south of Dublin Boulevard; east of Donlon Way; and north of Interstate 580; and C. The Applicant and City desire to enter into a Development Agreement subject to certain terms, including a Community Benefit Payment to the City in the amount of $324,000 to be applied towards future investment and development of the City's heritage assets, and the vesting of the Project Approvals for five years; and D. The California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and E. The Project is located within the Dublin Village Historic Area Specific Plan area for which a Mitigated Negative Declaration was adopted on August 1, 2006 by Resolution No. 149- 06. The previous environmental analysis was updated for the Project through a project- and site - specific Heritage Park Environmental Impact Report ( "EIR ", SCH # 2013092043). The Heritage Park EIR analyzed the environmental impacts of the Project, including this Agreement. The City Council also approved a Mitigation Monitoring and Reporting Program for the Project. No significant unavoidable impacts were identified in the Heritage Park EIR; and F. On June 10, 2014, the Planning Commission adopted Resolution 14 -28 recommending that the City Council certify the EIR, which Resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and G. On June 10, 2014, the Planning Commission held a properly noticed public hearing on the Project, including the proposed Development Agreement, and adopted Resolution 14 -32 recommending that the City Council adopt the Development Agreement, which Resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and H. The City Council held a properly noticed public hearing on the Project, including the proposed Development Agreement, on 2014 at which time all interested parties had the opportunity to be heard; and I. A Staff Report dated , 2014 and incorporated herein by reference, described and analyzed the Project, including the Development Agreement, for the City Council; and I. The City Council used their independent judgment and considered the staff report, the EIR, and all reports, recommendations and testimony referenced above and adopted Resolution No. 14 -XX certifying the EIR prior to approving the Development Agreement; and J. The City Council has considered the recommendation of the Planning Commission on the Development Agreement, including the Planning Commission's reasons for its recommendation, the Staff Report, all comments received in writing, and all testimony received at the public hearing. Section 2. FINDINGS AND DETERMINATIONS On the basis of: (a) the foregoing Recitals which are incorporated herein, (b) the City of Dublin General Plan; (c) the Dublin Village Historic Area Specific Plan, (d) the EIR, (e) the staff report; (f) information in the entire record of proceedings for the Project, and on the basis of the specific conclusions set forth below, the City Council finds and determines that- 1 . The Development Agreement is consistent with the objectives, policies, general land uses and programs specified and contained in the City's General Plan, and in the Dublin Village Historic Area Specific Plan in that: (a) the General Plan and Dublin Village Historic Area Specific Plan land use designations, policies, programs and objectives are incorporated into the Development Agreement and not altered by the Development Agreement; and (b) the Project is consistent with the fiscal policies of the General Plan and Specific Plan with respect to the provision of infrastructure and public services. 2. The Development Agreement is compatible with the uses authorized in, and the regulations prescribed for, the land use districts in which the real property is located. 3. The Development Agreement is in conformity with public convenience, general welfare, and good land use policies in that the Project will implement land use guidelines set forth in the General Plan and the Dublin Village Historic Area Specific Plan. 4. The Development Agreement will not be detrimental to the health, safety, and general welfare in that the Developer's proposed Project will proceed in accordance with all the programs and policies of the General Plan, Dublin Village Historic Area Specific Plan, and Project Approvals. 2 5. The Development Agreement will not adversely affect the orderly development of property or the preservation of property values in that the Project will be consistent with the General Plan, the Dublin Village Historic Area Specific Plan, and Project Approvals. 6. The Development Agreement complies with the requirements of §§ 65864 et seq. of the California Government Code and Dublin Municipal Code Chapter 8.56 and specifies the duration of the agreement, the permitted uses of the property, the density or intensity of use, the maximum height and size of proposed buildings, and provisions for reservation or dedication of land for public purposes. The Development Agreement contains an indemnity and insurance clause requiring the developer to indemnify and hold the City harmless against claims arising out of the development process, including all legal fees and costs. Section 3. APPROVAL The City Council hereby approves the Development Agreement (Exhibit A to the Ordinance) and authorizes the City Manager to execute it. Section 4. RECORDATION Within ten (10) days after the Development Agreement is fully executed by all parties, the City Clerk shall submit the Agreement to the County Recorder for recordation. Section 5. EFFECTIVE DATE AND POSTING OF ORDINANCE This Ordinance shall take effect on the date the Applicant acquires fee title to the Property. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this day of , 2014 by the following votes: AYES: NOES: ABSENT: ABSTAIN: ATTEST: City Clerk Mayor RECORDING REQUESTED BY: CITY OF DUBLIN ►TJI04i1Y •T eWeI►TAF10Oe City Clerk City of Dublin 100 Civic Plaza Dublin, CA 94568 Fee Waived per GC 27383 Space above this line for Recorder's use DEVELOPMENT AGREEMENT BETWEEN THE CITY OF DUBLIN 0ZII] THE STRINGER COMPANY FOR THE HERITAGE PARK PROJECT THIS DEVELOPMENT AGREEMENT ( "Agreement" or "Development Agreement ") is made and entered into in the City of Dublin on this day of 2014, by and between the CITY OF DUBLIN, a Municipal Corporation ( "City ") and THE STRINGER COMPANY, a California corporation ( "Developer ") pursuant to the authority of §§ 65864 et seq. of the California Government Code and Dublin Municipal Code, Chapter 8.56. City and Developer are, from time -to -time, individually referred to in this Agreement as a "party," and are collectively referred to as "parties." RECITALS A. California Government Code §§ 65864 et seq. ( "Development Agreement Statute ") and Chapter 8.56 of the Dublin Municipal Code ( "Chapter 8.56 ") authorize the City to enter into a development agreement for the development of real property with any person having a legal or equitable interest in such property in order to establish certain development rights in such property. B. Developer has the right to purchase certain real property consisting of approximately 6.6 acres of land in the southwest corner of Dublin Boulevard and San Ramon Road, (APN 941 - 1550 - 005 -03) and that is more particularly described in Exhibit A attached hereto and is incorporated herein by reference ( "the Property "). C. Developer, or its predecessor in interest, has applied for, and City has approved or is processing, various land use approvals in connection with the development of the Project, including, without limitation, a General Plan Amendment, and Dublin Village Historic Area Specific Plan Amendment (Resolution No. , adopted by the City Council on , 2014); a Planned Development rezoning with related Stage 1 and 2 Development Plan (Ordinance , 2014); Site Development Review and Vesting Tentative Tract Map (Resolution 7 , 2014; and this Development Agreement. All such approvals, collectively, together with any approvals or permits now or hereafter issued with respect to the Project, are referred to as the "Project Approvals." None of the Project Approvals take effect until the Development Agreement takes effect. D. The proposed project (the "Project ") on the Property includes the demolition of a 110,000 square foot existing office complex known as "Heritage Park," the construction of 54 small -lot single - family homes, and the construction of a two -story 14,000 square foot office building. E. City desires the timely, efficient, orderly and proper development of the Project. F. The City Council has found that, among other things, this Development Agreement is consistent with its General Plan, as amended, and the Dublin Village Historical Area Specific Plan, as amended, and has been 2259764.2 2 reviewed and evaluated in accordance with the Development Agreement Statute and Chapter 8.56. G. City and Developer have reached agreement and desire to express herein a Development Agreement that will facilitate development of the Project, subject to conditions set forth herein. H. The Project is located within the Dublin Village Historic Area Specific Plan area for which a Mitigated Negative Declaration was adopted on August 1, 2006 by Resolution No. 149 -06. The previous environmental analysis was updated for the Project through a project- and site - specific Heritage Park Environmental Impact Report (SCH # 2013092043), certified by the City Council in Resolution No. -2014 ( "Heritage Park EIR "). The Heritage Park EIR analyzed the environmental impacts of this Agreement. The City Council also approved a Mitigation Monitoring and Reporting Program for the Project. No significant unavoidable impacts were identified in the Heritage Park EIR. I. On , _ 2014, the City Council adopted Ordinance No. _ approving this Development Agreement ( "the Approving Ordinance "). The Approving Ordinance states that it will take effect on the date the Developer acquires fee title to the Property (the "Ordinance Effective Date "). NOW, THEREFORE, with reference to the foregoing recitals and in consideration of the mutual promises, obligations and covenants herein contained, City and Developer agree as follows: AGREEMENT Description of Property. The Property that is the subject of this Agreement is described in Exhibit A attached hereto. 2. Interest of Developer. The Developer has an equitable interest in the Property in that it has the right to acquire the Property for the purpose of developing the Project. Dublin Municipal Code section 8.56.040 specifies that, unless the property owner is party to development agreements, development agreements are "conditional upon the close of escrow vesting fee title to the property in the Developer." Accordingly, the rights and obligations under this Agreement shall become applicable only upon the Developer's acquiring fee title to the Property. 2259764.2 3 3. Relationship of City and Developer. It is understood that this Agreement is a contract that has been negotiated and voluntarily entered into by the City and Developer and that the Developer is not an agent of the City. The City and Developer hereby renounce the existence of any form of joint venture or partnership between them, and agree that nothing contained herein or in any document executed in connection herewith shall be construed as making the City and Developerjoint venturers or partners. 4. Effective Date, Term, and Community Benefit Payment. 4.1. Effective Date. The effective date of this Agreement shall be the Ordinance Effective Date ( "Effective Date "). 4.2. Term. The term of this Agreement shall commence on the Effective Date and extend five (5) years thereafter, unless said term is otherwise terminated or modified pursuant to the provisions of this Agreement. 4.3. Termination on Sale of Individual Lots. Notwithstanding the foregoing Section 4.2, the provisions of this Agreement shall terminate with respect to any individual lot and such lot shall be released from and shall no longer be subject to this Agreement (without the execution or recordation of any further document or the taking of any further action) upon the lot being finally subdivided and sold or leased (for a period longer than one (1) year) to a member of the public or any other ultimate user. City shall cooperate with Developer, at no cost to City, in executing in recordable form any document that Developer (including any successor to the title of the Developer in and to any of the aforedescribed lots) may submit to confirm the termination of this Agreement as to any such lot. 4.4. Community Benefit Payment. The Developer shall provide a Community Benefit Payment of $6,000 per unit, for a total payment of $324,000, payable to the City on or before the recordation of the first final subdivision map for the Project creating residential lots. The Community Benefit Payment will be applied towards future capital improvements related to the Heritage Park and Museums site. This Term survives the expiration of this Agreement. 5. Use of the Property. 5.1. Right to Develop. Developer shall have the vested right to develop the Project on the Property in accordance with the terms and conditions of this Agreement, the Project Approvals (as and when issued), and any amendments to any of them as shall, from time to time, be approved pursuant to this Agreement. (Such amendments, once effective, shall become part of the law 2259764.2 4 Developer is vested into without an additional amendment of this Agreement.) Notwithstanding the foregoing or anything to the contrary herein, any amendment to the General Plan or the Specific Plan not in effect on the Effective Date shall not become part of the law Developer is vested into under this Agreement unless an additional amendment of this Agreement is entered into between Developer and City in accordance with state and City laws. 5.2. Permitted Uses. The permitted uses of the Property, the density and intensity of use, the maximum height, bulk, and size of proposed buildings, the provisions for reservation or dedication of land for public purposes, the location and maintenance of on -site and off -site improvements, the location of public utilities (operated by the City), and other terms and conditions of development applicable to the Property, shall be those set forth in this Agreement, the Project Approvals and any amendments to this Agreement or the Project Approvals, subject to the provisions of Section 5.1. 5.3. Rules Regarding Permitted Uses. For the term of this Agreement, the City's ordinances, resolutions, rules, regulations and official policies governing the permitted uses of the Property and governing density and intensity of use of the Property and the maximum height, bulk and size of proposed buildings shall be those in force and effect on the Effective Date of the Agreement. 5.4. Rules Regarding Design and Construction. Unless otherwise expressly provided in Paragraph 5 of this Agreement, the ordinances, resolutions, rules, regulations and official policies governing design, improvement and construction standards and specifications applicable to the Project shall be those in force and effect at the time of the applicable discretionary approval, whether the date of that approval is prior to or after the date of this Agreement. Ordinances, resolutions, rules, regulations and official policies governing design, improvement and construction standards, and specifications applicable to public improvements to be constructed by Developer shall be those in force and effect at the time of the applicable discretionary approval, whether the date of that approval is prior to or after the date of this Agreement. 5.5. Building and Other Codes Applicable. The Project shall be constructed in accordance with the provisions of the Building, Mechanical, Plumbing, Electrical, and Fire Codes and Title 24 of the California Code of Regulations, relating to Building Standards, in effect at the time of approval of the appropriate building, grading, encroachment or other construction permits for the Project. 6. Subsequently Enacted Rules and Regulations. 6.1. New Rules and Regulations. During the term of this Agreement, the City may apply new or modified ordinances, resolutions, rules, regulations 2259764.2 5 and official policies of the City to the Property, which were not in force and effect on the Effective Date of this Agreement and which are not in conflict with those applicable to the Property as set forth in this Agreement if: (a) the application of such new or modified ordinances, resolutions, rules, regulations or official policies would not prevent, impose a substantial financial burden on, or materially delay development of the Property as contemplated by this Agreement and the Project Approvals and (b) if such ordinances, resolutions, rules, regulations, or official policies have general applicability. 6.2. Approval of Application. Nothing in this Agreement shall prevent the City from denying or conditionally approving any subsequent land use permit or authorization for the Project on the basis of such new or modified ordinances, resolutions, rules, regulations, and policies except that such subsequent actions shall be subject to any conditions, terms, restrictions, and requirements expressly set forth herein. 7. Subsequently Enacted or Revised Fees, Assessments and Taxes. Notwithstanding anything to the contrary contained herein, the Project shall be subject to subsequently enacted or revised fees, assessments and taxes adopted by the City after the Effective Date of this Agreement. Nothing in this Agreement creates a vested right for the Project in the amount or type of fees, assessments and taxes in effect on the Effective Date of this Agreement. 8. Amendment or Cancellation. 8.1. Modification Because of Conflict with State or Federal Laws. The Project and Property shall be subject to state and federal laws and regulations and this Agreement does not create any vested right in state and federal laws and regulations in effect on the Effective Date. In the event that state or federal laws or regulations enacted after the Effective Date of this Agreement prevent or preclude compliance with one or more provisions of this Agreement or require changes in plans, maps, or permits approved by the City, the parties shall meet and confer in good faith in a reasonable attempt to modify this Agreement to comply with such federal or state law or regulation. Any such amendment or suspension of the Agreement shall be subject to approval by the City Council in accordance with Chapter 8.56. 8.2. Amendment by Mutual Consent. This Agreement may be amended in writing from time to time by mutual consent of the parties hereto and in accordance with the procedures of state law and Chapter 8.56. 8.3. Insubstantial Amendments. Notwithstanding the provisions of the preceding Paragraph 8.2, any amendments to this Agreement that do not relate to (a) the term of the Agreement as provided in Paragraph 4.2; (b) the permitted uses of the Property as provided in Paragraph 5.2; (c) the density or intensity of 2259764.2 6 use of the Project; (d) the maximum height or size of proposed buildings; or (e) monetary contributions by Developer as provided in this Agreement, shall not, except to the extent otherwise required by law, require notice or public hearing before either the Planning Commission or the City Council before the parties may execute an amendment hereto. 8.4. Cancellation By Mutual Consent. Except as otherwise permitted herein, this Agreement may be canceled in whole or in part only by the mutual consent of the parties or their successors in interest, in accordance with the provisions of Chapter 8.56. 9. Annual Review. 9.1. Review Date. The annual review date for this Agreement shall be between June 1 and July 1, 2015 and thereafter between each June 1 and July 1 during the Term. 9.2. Initiation of Review. The City's Community Development Director shall initiate the annual review, as required under Section 8.56.140 of Chapter 8.56, by giving to Developer thirty (30) days' written notice that the City intends to undertake such review. Developer shall provide evidence to the Community Development Director prior to the hearing on the annual review, as and when reasonably determined necessary by the Community Development Director, to demonstrate good faith compliance with the provisions of the Agreement. The burden of proof by substantial evidence of compliance is upon the Developer. 9.3. Staff Reports. To the extent practical, the City shall deposit in the mail and fax to Developer a copy of all staff reports, and related exhibits concerning contract performance at least five (5) days prior to any annual review. 9.4. Costs. Costs reasonably incurred by the City in connection with the annual review shall be paid by Developer in accordance with the City's schedule of fees in effect at the time of review. 10. Default. 10.1. Other Remedies Available. Upon the occurrence of an event of default, the parties may pursue all other remedies at law or in equity that are not otherwise provided for in this Agreement or in the City's regulations governing development agreements, expressly including the remedy of specific performance of this Agreement. 10.2. Notice and Cure. Upon the occurrence of an event of default by either party, the nondefaulting party shall serve written notice of such default upon the defaulting party. If the default is not cured by the defaulting party within thirty (30) days after service of such notice of default, the nondefaulting party 2259764.2 7 may then commence any legal or equitable action to enforce its rights under this Agreement; provided, however, that, if the default cannot be cured within such thirty (30) day period, the nondefaulting party shall refrain from any such legal or equitable action so long as the defaulting party begins to cure such default within such thirty (30) day period and diligently pursues such cure to completion. Failure to give notice shall not constitute a waiver of any default. 10.3. No Damages Against City. Notwithstanding anything to the contrary contained herein, in no event shall damages be awarded against the City upon an event of default or upon termination of this Agreement. 11. Estoppel Certificate. Either party may, at any time, and from time to time, request written notice from the other party requesting such party to certify in writing that (a) this Agreement is in full force and effect and a binding obligation of the parties, (b) this Agreement has not been amended or modified either orally or in writing, or, if so amended, identifying the amendments, and (c) to the knowledge of the certifying party, the requesting party is not in default in the performance of its obligations under this Agreement, or, if in default, to describe therein the nature and amount of any such defaults. A party receiving a request hereunder shall execute and return such certificate within thirty (30) days following the receipt thereof, or such longer period as may reasonably be agreed to by the parties. City Manager of the City shall be authorized to execute any certificate requested by Developer. Should the party receiving the request not execute and return such certificate within the applicable period, this shall not be deemed to be a default, provided that such party shall be deemed to have certified that the statements in clauses (a) through (c) of this Section are true, and any party may rely on such deemed certification. 12. Mortgagee Protection; Certain Rights of Cure. 12.1. Mortgagee Protection. This Agreement shall be superior and senior to any lien placed upon the Property, or any portion thereof after the date of recording this Agreement, including the lien for any deed of trust or mortgage ( "Mortgage "). Notwithstanding the foregoing, no breach hereof shall defeat, render invalid, diminish, or impair the lien of any Mortgage made in good faith and for value, but all the terms and conditions contained in this Agreement shall be binding upon and effective against any person or entity, including any deed of trust beneficiary or mortgagee ( "Mortgagee ") who acquires title to the Property, or any portion thereof, by foreclosure, trustee's sale, deed in lieu of foreclosure, or otherwise. 12.2. Mortgagee Not Obligated. Notwithstanding the provisions of Section 12.1 above, no Mortgagee shall have any obligation or duty under this Agreement, before or after foreclosure or a deed in lieu of foreclosure, to 2259764.2 8 construct or complete the construction of improvements, or to guarantee such construction of improvements, or to guarantee such construction or completion, or to pay, perform or provide any fee, dedication, improvements or other exaction or imposition; provided, however, that the Mortgagee shall not be entitled to devote the Property to any uses or to construct any improvements thereon other than those uses or improvements provided for or authorized by the Project Approvals or by this Agreement. 12.3. Notice of Default to Mortgagee and Extension of Right to Cure. If the City receives notice from a Mortgagee requesting a copy of any notice of default given Developer hereunder and specifying the address for service thereof, then the City shall deliver to such Mortgagee, concurrently with service thereon to Developer, any notice given to Developer with respect to any claim by the City that Developer has committed an event of default. Each Mortgagee shall have the right during the same period available to Developer to cure or remedy, or to commence to cure or remedy, the event of default claimed set forth in the City's notice. The City, through its City Manager, may extend the thirty -day cure period provided in Paragraph 10.2 for not more than an additional sixty (60) days upon request of Developer or a Mortgagee. 13. Severability. The unenforceability, invalidity, or illegality of any provision, covenant, condition, or term of this Agreement shall not render the other provisions unenforceable, invalid, or illegal. 14. Attorneys' Fees and Costs. If the City or Developer initiates any action at law or in equity to enforce or interpret the terms and conditions of this Agreement, the prevailing party shall be entitled to recover reasonable attorneys' fees and costs in addition to any other relief to which it may otherwise be entitled. If any person or entity not a party to this Agreement initiates an action at law or in equity to challenge the validity of any provision of this Agreement or the Project Approvals, the parties shall cooperate in defending such action. Developer shall bear its own costs of defense as a real party in interest in any such action, and shall reimburse the City for all reasonable court costs and attorneys' fees expended by the City in defense of any such action or other proceeding. 15. Transfers and Assignments. 15.1. Right to Assign. Developer may wish to sell, transfer, or assign all or portions of its Property to another entity (each such other entity is referred to as a "Transferee "). In connection with any such sale, transfer, or assignment to a Transferee, Developer may sell, transfer, or assign to such Transferee any or all rights, interests, and obligations of Developer arising hereunder and that pertain 2259764.2 9 to the portion of the Property being sold or transferred to such Transferee, provided, however, that: no such transfer, sale, or assignment of Developer's rights, interests, and obligations hereunder shall occur without prior written notice to City and approval by the City Manager, which approval shall not be unreasonably withheld or delayed. 15.2. Approval and Notice of Sale, Transfer or Assignment. The City Manager shall consider and decide on any transfer, sale, or assignment within ten (10) days after Developer's notice, provided all necessary documents, certifications, and other information are provided to the City Manager to enable the City Manager to determine whether the proposed Transferee can perform the Developer's obligations hereunder. Notice of any such approved sale, transfer, or assignment (which includes a description of all rights, interests and obligations that have been transferred and those which have been retained by Developer) shall be recorded in the official records of Alameda County, in a form acceptable to the City Manager, concurrently with such sale, transfer, or assignment. 15.3. Release Upon Transfer. Upon the transfer, sale, or assignment of all of Developer's rights, interests, and obligations hereunder pursuant to Paragraph 15.1 of this Agreement, Developer shall be released from the obligations under this Agreement, with respect to the Property transferred, sold, or assigned, arising subsequent to the date of City Manager approval of such transfer, sale, or assignment; provided, however, that if any Transferee approved by the City Manager expressly assumes all of the rights, interests, and obligations of Developer under this Agreement, Developer shall be released with respect to all such rights, interests, and assumed obligations. In any event, the transferee, purchaser, or assignee shall be subject to all the provisions hereof and shall provide all necessary documents, certifications, and other necessary information prior to City Manager approval. 15.4. Developer's Right to Retain Specified Rights or Obligations. Notwithstanding Paragraphs 15.1 and 15.2 and Paragraph 16, Developer may withhold from a sale, transfer, or assignment of this Agreement certain rights, interests, and /or obligations, which Developer shall retain, provided that Developer specifies such rights, interests, and /or obligations in a written document to be appended to this Agreement and recorded with the Alameda County Recorder prior to the sale, transfer, or assignment of the Property. Developer's Transferee shall then have no interest or obligations for such rights, interests and obligations, and this Agreement shall remain applicable to Developer with respect to such retained rights, interests, and /or obligations. 16. Agreements Run With the Land All of the provisions, rights, terms, covenants, and obligations contained in this Agreement shall be binding upon the parties and their respective heirs, successors and assigns, representatives, lessees, and all other persons 2259764.2 10 acquiring the Property, or any portion thereof, or any interest therein, whether by operation of law or in any manner whatsoever. All of the provisions of this Agreement shall be enforceable as equitable servitude and shall constitute covenants running with the land pursuant to applicable laws, including, but not limited to, Section 1468 of the Civil Code of the State of California. Each covenant to do, or refrain from doing, some act on the Property hereunder, or with respect to any owned property (a) is for the benefit of such properties and is a burden upon such properties, (b) runs with such properties, and (c) is binding upon each party and each successive owner during its ownership of such properties or any portion thereof, and shall be a benefit to and a burden upon each party and its property hereunder and each other person succeeding to an interest in such properties. 17. Bankruptcy. The obligations of this Agreement shall not be dischargeable in bankruptcy. 18. Indemnification. Developer agrees to indemnify, defend and hold harmless the City, and its elected and appointed councils, boards, commissions, officers, agents, employees, and representatives from any and all claims, costs (including legal fees and costs) and liability for any personal injury or property damage which may arise directly or indirectly as a result of any actions or inactions by the Developer, or any actions or inactions of Developer's contractors, subcontractors, agents, or employees in connection with the construction, improvement, operation, or maintenance of the Project, provided that Developer shall have no indemnification obligation with respect to negligence or wrongful conduct of the City, its contractors, subcontractors, agents or employees or with respect to the maintenance, use or condition of any improvement after the time it has been dedicated to and accepted by the City or another public entity (except as provided in an improvement agreement or maintenance bond). If City is named as a party to any legal action, City shall cooperate with Developer, shall appear in such action and shall not unreasonably withhold approval of a settlement otherwise acceptable to Developer. 19. Insurance. 19.1. Public Liability and Property Damage Insurance. During the term of this Agreement, Developer shall maintain in effect a policy of comprehensive general liability insurance with a per- occurrence combined single limit of not less than one million dollars ($1,000,000.00) with a One Hundred Thousand Dollar ($100,000) self insurance retention per claim. The policy so maintained by Developer shall name the City as an additional insured and shall include either a severability of interest clause or cross - liability endorsement. 2259764.2 11 19.2. Workers Compensation Insurance. During the term of this Agreement, Developer shall maintain Worker's Compensation insurance for all persons employed by Developer for work at the Project site. Developer shall require each contractor and subcontractor similarly to provide Worker's Compensation insurance for its respective employees. Developer agrees to indemnify the City for any damage resulting from Developer's failure to maintain any such insurance. 19.3. Evidence of Insurance. Prior to issuance of any permits for the Project, including grading permits, Developer shall furnish the City satisfactory evidence of the insurance required in Sections 19.1 and 19.2 and evidence that the carrier is required to give the City at least fifteen (15) days prior written notice of the cancellation or reduction in coverage of a policy. The insurance shall extend to the City, its elective and appointive boards, commissions, officers, agents, employees, and representatives and to Developer performing work on the Project. 20. Notices. All notices required or provided for under this Agreement shall be in writing. Notices required to be given to the City shall be addressed as follows: City Manager City of Dublin 100 Civic Plaza Dublin, CA 94568 Fax No. (925) 833 -6651 Notices required to be given to Developer shall be addressed as follows: Scott L. Stringer The Stringer Company 875 Orange Blossom Way Danville, CA 94526 Fax No. (925) 831 -9368 A party may change its address by giving notice in writing to the other party. Thereafter, all notices shall be addressed and transmitted to the new address. Notices shall be deemed given and received upon personal delivery, or, if mailed, upon the expiration of 48 hours after being deposited in the United States Mail. Notices may also be given by overnight courier which shall be deemed given the following day or by facsimile transmission which shall be deemed given upon verification of receipt. 2259764.2 12 21. Agreement is Entire Understanding. This Agreement constitutes the entire understanding and agreement of the parties. 22. Exhibits. The following documents are referred to in this Agreement and are attached hereto and incorporated herein as though set forth in full: Exhibit A Legal Description of Property 23. Counterparts. This Agreement is executed in three (3) duplicate originals, each of which is deemed to be an original. The City shall record a copy of this Agreement within ten (10) days following the Effective Date. [Execution Page Follows] 2259764.2 13 IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed as of the date and year first above written. CITY OF DUBLIN in DEVELOPER THE STRINGER COMPANY Chris Foss, Acting City Manager By- Attest- Caroline Soto, City Clerk Approved as to form John Bakker, City Attorney Scott L. Stringer Its: (NOTARIZATION ATTACHED) 2259764.2 14 Exhibit A Legal Description of the Property RESOLUTION NO. XX -14 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN **************** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** CERTIFYING AN ENVIRONMENTAL IMPACT REPORT AND ADOPTING CEQA MITIGATION FINDINGS AND A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE HERITAGE PARK PROJECT PLPA 2013 -00002 WHEREAS, the Applicant, Bates Stringer Ventures, proposes to demolish an existing 110,000 square foot office complex and develop 54 small lot single - family homes and a two - story 14,000 square foot office building on approximately 6.6 acres in the Dublin Village Historic Area Specific Plan ( "Specific Plan ") area. The project proposes a General Plan and Specific Plan Amendment to change the land use designations on a 5.94 acre portion of the site from Retail /Office (RO) to Medium Density Residential (MDR), and proposes a PD- Planned Development rezoning with Stage 1 and Stage 2 Development Plan, Site Development Review, Vesting Tentative Map and Development Agreement for the entire 6.6 acre site. The proposed development and applications are collectively known as the "Project "; and WHEREAS, the Project site is located at 11875 Dublin Boulevard, west of San Ramon Road; south of Dublin Boulevard; east of Donlon Way; and north of Interstate 580; and WHEREAS, the California Environmental Quality Act (CEQA), together with the state guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, the City determined that an Environmental Impact Report ( "EIR ") should be prepared for the Project and circulated a Notice of Preparation dated September 18, 2013 to public agencies and interested parties for consultation on the scope of the EIR; and WHEREAS, the City prepared a Draft EIR dated March 2014 (SCH No. 2013092043) which is attached as Exhibit A and incorporated herein by reference. The Draft EIR reflected the independent judgment of the City as to the potential environmental effects of the Project. The Draft EIR was circulated for the required 45 day public review period, from March 3, 2014 to April 17, 2014; and WHEREAS, the City received comment letters on the Draft EIR from local agencies, the local historic preservation association and two individuals, the City prepared a Final EIR dated May 2014 which is attached as Exhibit B and incorporated herein by reference. The Final EIR contains written responses to all comments received during the public review period, which responses provide the City's good faith, reasoned analysis of the environmental issues raised by the comments; and WHEREAS, a Staff Report, dated June 10, 2014 and incorporated herein by reference, described and analyzed the Draft and Final EIRs and the Project for the Planning Commission; and 1 WHEREAS, the Planning Commission reviewed the Staff Report, the Draft EIR, and the Final EIR (including responses to comments) at a noticed public hearing on June 10, 2014 at which time all interested parties had the opportunity to be heard; and WHEREAS, following the public hearing and based on the record before it, the Planning Commission adopted Resolution 14 -28 recommending certification of the EIR and Resolutions 14 -29, 14 -30, 14 -31 and 14 -32 recommending approval of the Project General Plan and Specific Plan amendments, the PD- Planned Development rezoning with related Stage 1 and 2 Development Plan, Site Development Review and Vesting Tentative Map, and the Development Agreement, all of which resolutions are incorporated herein by reference and available for review during normal business hours in the Planning Division at City Hall at 100 Civic Plaza, Dublin, CA 94568; and WHEREAS, a Staff Report, dated , 2014 and incorporated herein by reference, described and analyzed the Draft and Final EIRs and the Project for the City Council; and WHEREAS, the City Council reviewed the Staff Report, the Draft EIR, and the Final EIR (including responses to comments) at a noticed public hearing on , 2014 at which time all interested parties had the opportunity to be heard; and WHEREAS, the Draft and Final EIRs reflect the City's independent judgment and analysis on the potential for environmental impacts from implementation of the Project and together constitute the Environmental Impact Report for the Heritage Park project; and WHEREAS, the EIR identified several potentially significant impacts that will be reduced to a less than significant level with specified mitigation measures; therefore, approval of the Project will require adoption of findings on impacts and mitigations as set forth in attached Exhibit C; and WHEREAS, a Mitigation Monitoring and Reporting Program, as required by CEQA, is attached as Exhibit D; and WHEREAS, the Draft EIR and Final EIR are available for review in the City Planning Division during normal business hours, file no. PLPA- 2013 - 00002. The custodian of the documents and other materials which constitute the record of proceedings for the Heritage Park project is the City of Dublin Community Development Department, 100 Civic Plaza, Dublin CA 94568, attn: Mike Porto. NOW, THEREFORE, BE IT RESOLVED THAT the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED THAT the Dublin City Council certifies as follows: A. The EIR has been completed in compliance with CEQA, the CEQA Guidelines and the City of Dublin Environmental Guidelines. B. The EIR was presented to the City Council who reviewed the considered the information contained therein prior to approving the Project. C. The EIR reflects the City's independent judgment and analysis on the potential for 2 environmental effects of the Heritage Park project. D. The EIR consists of the Draft and Final EIR documents, attached as Exhibits A and B which are on file at City Hall and incorporated herein by reference. BE IT FURTHER RESOLVED that the Dublin City Council adopts the mitigations and mitigation findings set forth in Exhibit C, and the Mitigation Monitoring and Reporting Program set forth in Exhibit D, which Exhibits C and D are incorporated herein by reference. PASSED, APPROVED, AND ADOPTED this day of , 2014 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: City Clerk Mayor 3